______________________________________________________________________________

Design Guidelines

Mixed Use

City Hall 1052 South Livermore Avenue phone: (925) 960-4450 www.ci.livermore.ca.us
Livermore, CA 94550 fax: (925) 960-4459
TDD: (925) 960-4104
CHAPTER 7: M IXED-U SE

T
his chapter contains the standards and guidelines for new and redeveloped construction in land use areas designated Mixed-Use.
Generally, developers are encouraged to implement a vertically mixed-use typology, such as multi-family residential use above a
retail use. However, some general guidelines are also provided for the design of parcels on which the mix of uses is developed
horizontally, such as an apartment complex adjacent to a retail center. Applicants should discuss specific zoning requirements with the
Community Development Department. Please refer to the Livermore Planning and Zoning Code and the City of Livermore Standard
Details, Standards and Specifications and the Development Plan Check and Procedures Manual.

CHAPTER SECTIONS
A. Goals
B. Site Planning
C. Building Design
D. Landscaping Design
E. Signs
F. Lighting

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A. Goals
The following goal statements set forth the basic design intent implicit in the design guidelines formulated for the city’s mixed-use areas:

1. To facilitate the development of a mixture of neighborhood-serving businesses

and residences.

2. To provide opportunities for residential uses that can capitalize on ready access
to commercial and retail establishments.

3. To provide for flexibility in the design and development of residential subdivi-

sions.

4. To encourage a variety of housing types.

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B. Site Planning Active

façade with
1. Building Siting and Orientation windows
Intent: To employ the existing environmental, geographic and topographic conditions to and doors
create new development that mixes commercial and residential uses in a manner that is along the
unique and specific to Livermore. sidewalk

1.1 Location and Orientation Zero-foot

front
G UIDELINES
setback
1.1.1 Where feasible, buildings should be located adjacent to the street at the front
setback line or immediately behind a public or semi-public space, such as an out-
door seating area for a restaurant.
1.1.2 Retail uses with entrance doors and windows should front onto the street at
the ground-floor level. Minimal front
setback

Parking reservoir
Street

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1.1.3 The development should not create gaps or voids in the rhythm of the street’s
architectural edge due to excessive setbacks.
1.1.4 All visible frontages should be detailed with architectural elements.

Restaurant seating at the edge of the sidewalk.

1.2 Building Mass

G UIDELINE
1.2.1 In mixed-use centers the development of a complex of buildings is prefer-
able to a single large structure because the varied massing provides visual interest
and human scale. Additionally, the spaces created between the various buildings
provide opportunities for pedestrian plazas, courtyards and other outdoor gather-
ing areas.

Uniform building frontages define street edge.

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1.3 Corner Sites

G UIDELINES
1.3.1 The street corners of corner sites should be developed with buildings, public
plazas or open space areas.
a) The building should either be sited on the corner property lines or set back
from the corner to provide a public open space that provides direct internal
access.
b) Attractively landscaped areas may also be permitted where siting of a building
or public open space at a corner is not feasible.
1.3.2 Surface parking should not be provided at the corners of corner sites.
Required parking should be provided behind the building.
1.3.3 Buildings located on corners should include special architectural features,
such as a tower element or a sign, which help to anchor the intersection.
1.3.4 A modest articulation of the building mass should be provided at corner
Corner building with small plaza and seating area.
sites.
1.3.5 Additional corner treatments may include a rounded or angled facet on
the corner, location of the building entrance at the corner and/or an embedded
corner tower.

1.4 Loading and Service Entrances

STANDARD
1.4.1 Loading and service entrances shall not intrude upon the public view or
interfere with pedestrian and vehicular flows within the project.

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2. Neighborhood Context
Intent: To ensure that new projects augment the character and design of existing
development.

2.1 Location
G UIDELINE
2.1.1 The location of site uses should be coordinated with adjoining properties to
avoid creating nuisances such as noise, light intrusion and traffic impacts, particu-
larly when development is adjacent to sensitive uses such as residential develop-
ment.

2.2 Compatibility
G UIDELINES
2.2.1 Commercial development should be compatible with surrounding land uses
from both a functional and aesthetic standpoint.
2.2.2 Buildings should be compatible with the height, massing, setback, and de-
sign character of surrounding uses. New development should contribute to the Street frontages with extensive architectural
visual quality and cohesiveness of its setting but need not imitate or mimic adjacent detailing.
development.

2.3 Adjacent Views

G UIDELINE
2.3.1 Commercial development should not create unattractive views from neigh-
boring uses by orienting blank building walls toward neighbors. Any visible build-
ing walls should incorporate architectural elements to create visual interest.

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2.4 Coordination with Adjacent Properties

G UIDELINE
2.4.1 Owners of adjoining properties are strongly encouraged to develop shared
facilities such as driveways, parking areas, pedestrian plazas and walkways.

3. Pedestrian Orientation
Pedestrian
Intent: To provide development features that facilitate greater pedestrian amenities and
activity in mixed-use areas. area is
attractively
3.1 Pedestrian Spaces landscaped
with trees
STANDARDS and
3.1.1 Mixed-use areas shall emphasize pedestrian orientation by utilizing features benches.
such as plazas, interior walkways, ornamental gates, trellises, lighting, plant materi-
als, seating, fountains and other similar elements.
3.1.2 Outdoor pedestrian spaces shall be landscaped and include appropriate street
furniture and other elements to facilitate pedestrian activity.

Outdoor
pedestrian
space
provides
informal
seating
area.

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3.2 Pedestrian Connections

STANDARDS
3.2.1 Attractive well-marked pedestrian links between parking and buildings shall
be provided. The connections shall be designed as safe, clearly marked and attrac-
tive pedestrian walkways across traffic lanes, landscaped areas and parking lots.
3.2.2 All mixed-use buildings shall be publicly accessible via a path or walkway
from a public sidewalk.
3.2.3 Where pedestrian paths or walkways cross parking areas or driveways, the
paths shall utilize decorative paving to define the pedestrian space.

G UIDELINES
3.2.4 Where walkways cross traffic lanes, special design features should be used
to increase safety for the pedestrian. Potential design features include: raised or
Landscaped shade structure provides comfortable
textured pavement, curb extensions to narrow the travel lane or low-level lighting,
pedestrian circulation areas.
such as a bollard light.
3.2.5 Pedestrian connections should also be provided between buildings and ad-
joining commercial and residential sites.
3.2.6 Walkways should be shaded and landscaped.
3.2.7 Pedestrian connections should include design cues to help demarcate the
transition between public and private spaces. Design cues may include a change in
colors, materials, landscaping or the dimensions of the space.
3.2.8 Illumination of walkways should be concentrated along the pedestrian paths
leading to parking areas and in the specific areas where cars are parked.
3.2.9 Illumination should achieve a lighting level of 1 foot-candle on the parking
lot surface.

Landscaped pedestrian walkway.

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3.3 Materials
G UIDELINE
3.3.1 Main pedestrian walkways to and from buildings and parking areas should
use materials that create a flat, even surfaces, and do not create a tripping hazard,
particularly for strollers and wheelchairs.

4. Parking
Trellis between storefronts marks opening to
Intent: To minimize the impact of large areas of surface parking on the aesthetic character
parking area.
desired for quality mixed-use development in Livermore.

4.1 Location
G UIDELINES
4.1.1 Parking areas should not create a separation between adjacent land uses and
buildings.
4.1.2 Building siting and parking design should maximize opportunities for pe-
destrian and vehicular circulation between adjacent sites, such as joint access ease-
ments and common driveways.
4.1.3 Parking areas should be located on the sides or rear of projects with pedes-
trian connections between the parking areas of the project.
4.1.4 Parking should be integrated within the project and visually de-emphasized.
Buildings are placed at the perimeter of the block
with parking behind.

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4.2 Distribution
G UIDELINE
4.2.1 All outdoor parking areas should be divided into smaller units to decrease
visual impacts associated with large expanses of pavement and vehicles, and to fa-
cilitate safe and efficient pedestrian movement between parking and mixed-use de-
velopment.

4.3 Screening
STANDARD
4.3.1 Surface parking areas facing a public street shall be buffered by landscaping.

G UIDELINE
4.3.2 For security purposes, openings should be incorporated into the landscape
design to provide clear views into the site.

4.4 Access Drives

STANDARDS
4.4.1 Access driveways shall be sufficient in number to provide safe and efficient
movement of traffic to and from a site.
4.4.2 Main entries into sites shall be enhanced with decorative paving.

G UIDELINES Shared-access
entry to parking
4.4.3 Building siting and parking design should maximize opportunities for shared
parking, access entries and driveways in order to minimize the number of curb
cuts. This will limit possible conflicts between pedestrians and vehicles entering
and leaving the parking area.

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4.4.4 Whenever possible, access should be provided from side streets to limit the
number of driveways along the main thoroughfares.
4.4.5 Driveway access on corner lot should be located as far as possible from intersec-
tions.

4.5 Internal Circulation

G UIDELINES
4.5.2 On-site pathways which are separated from vehicular traffic should be pro-
vided for pedestrians and bicyclists and should provide connections between build-
ing entries and public sidewalks.
4.5.3 Large commercial development should include at least one separated pedes-
trian pathway through the parking area to the main entrance. Opening between streetfront buildings accesses
4.5.4 Pedestrian walkways and spaces should include elements such as special shared parking area behind the buildings.
paving materials, raised curbs, trellis structures, landscaping, pedestrian-scaled light-
ing, seating and trash receptacles.
4.5.5 Paths with durable, all-weather surfaces should be located on medians and
other landscaped areas to provide convenient pedestrian routes and reduce wear
on landscaped areas.
4.5.6 Primary circulation paths should avoid excessive steps or level changes in
order to reduce potential tripping hazards and facilitate circulation for all potential
users, including strollers and wheelchairs.
4.5.6 Parking areas should provide bicycle racks that are located close to the build-
ings and do not impede pedestrian or auto circulation. Whenever possible, bicycle
areas should be covered and located in areas which are clearly visible to site users in
order to avoid security problems. The design and materials should be coordinated
with the site and building design.

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5. Service Areas, Refuse Areas and Backflow Preventors

Intent: To minimize the impact of service areas and site-related infrastructure on the
aesthetic character of development in Livermore’s mixed-use areas.

In addition to the Design Standards and Guidelines provided below, applicants should
refer to the City of Livermore Standards and Guidelines for Solid Waste and Recycling
Container Enclosures, available at the Community Development Department. All re-
quired screening of service areas, refuse areas and backflow preventors shall be included
on plans submitted for design review.

5.1 Service Areas

G UIDELINES
5.1.1 Lighting of outdoor service, loading and storage areas should be the mini-
mum necessary for security purposes and should be designed and directed so as not
to create glare or lighting impacts at the street or on surrounding properties.
5.1.2 Service areas, garbage receptacles, utility meters and mechanical and electri-
cal equipment should be screened from public view and located for convenient
access by service vehicles.
5.1.3 Screening of these areas should be integrated into the overall building and
landscape design.
5.1.4 On-site space for stacking vehicles that are waiting to load or unload should Decorative wall separates loading dock
be provided as necessary. from sidewalk and tree-lined street.

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5.2 Refuse Areas

STANDARDS
5.2.1 Trash enclosures shall be of sufficient size to house the number and size of
trash bins and containers needed to accommodate the waste generated by the build-
ing user, including trash, cardboard, cans and bottles, food waste, green waste and
other recyclables, as required by the City’s Solid Waste Ordinance and Livermore
Planning and Zoning Code requirements.
5.2.2 Trash bins shall be located within a trash enclosure at all times.
5.2.3 Trash enclosures shall be integrated into the site plan to minimize enclosure
visibility and accommodate truck access.
5.2.4 Trash enclosures shall be constructed of durable materials and the color,
texture, and architectural detailing shall be consistent with the overall site and building
design.
Trash enclosure of high-quality, durable materials
G UIDELINES
5.2.5 Trash enclosures should be located away from public view.
5.2.6 Landscaping should be provided around trash enclosures to soften views
wherever feasible.
5.2.7 Trash enclosures should be located away from adjacent parcels to minimize
noise and odor impacts typically associated with garbage collection and storage.
5.2.8 Screening of the trash enclosure should be integrated into the overall site
and building design. Screening should be constructed of durable materials. All
structural screening should be supplemented with landscaping.
5.2.9 Roofs of enclosures should be designed to complement the project build-
ings’ roof style and colors.
5.2.10 A building wall may be used as one side of a trash enclosure. Trash enclosure lay-out where bins
may be removed independently

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5.2.11 Enclosures should be located and designed to facilitate users’ convenience.

Person doorways should be provided in addition to the gate opening.
5.2.12 Where trash compactors are used, they should be screened from public
view within a trash enclosure or within the building volume.
5.2.13 Where trash compactors will be utilized, the trash enclosure should be en-
larged to accommodate the space for required trash bins as well as the trash com-
pactor. Trash compactors may not displace space required for trash bins.
5.2.14 Trash compactors should not block access to standard trash bins or inter-
fere with standard trash enclosure operation.
5.2.15 Trash enclosures should be designed so that each bin can be removed and
replaced without requiring the removal of other bins, to avoid stacking and to maxi-
mize access.
5.2.16 Enclosure gate opening should extend the width of the enclosure with no
single gate opening less than nine feet in width. The dimension of opened gates
Trash enclosure
should allow adequate clearance of approximately 18 inches clear on either side of
50'
bins for mechanized truck access or manual maneuvering of bins. minimum
5.2.17 A smaller number of larger gate openings should be designed, instead of
more numerous small gate openings. 16' minimum
38'
5.2.18 Heavy duty doors should be used. The use of wheels under the doors to minimum
increase the durability of gate hinges should be considered.
5.2.19 A concrete pad inside enclosures should be included to prevent damage to
ground surfaces from filled containers. The pad should extend 10 feet in front of
gates.
5.2.20 If security lighting is needed, a minimum one foot-candle at ground level
should be designed, integrated into the site design, shielded and located as low to the
ground as possible.
5.2.21 Enclosure doors should face an approach drive aisle where possible. Street

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5.2.22 Driveways or travel aisles leading to trash enclosures should be a minimum

of 16 feet in width with a 50-foot deep approach.
5.2.23 In trash collection loading areas, the minimum overhead vertical clearance
should be 22 feet to accommodate loading operations.
5.2.24 Where no through-route exists for trash removal trucks, the turn-around
area should be a minimum of 38 feet square in front of the enclosure.
5.2.25 Trash collection should be designed for from a side street, alleyway or park-
ing area, to avoid collection trucks needing to maneuver in busy roadways.
5.2.26 Where new food uses will be permitted, trash enclosure design should in-
clude large wash areas and larger capacity oil-water separators so additional future
food tenants can be accommodated in the center while complying with County
Health Department requirements.

5.3 Utilities and Backflow Preventors

STANDARDS
5.3.1 Utility cabinets and meters shall be contained within the building or other-
wise fully screened.
5.3.2 Backflow prevention devices shall be fully screened from public view through
the use of landscaping, berms, low walls or other screening techniques.
5.3.3 All required design elements shall be shown as part of the site plan submittal.

Backflow preventor is screened by wall and

landscaping.

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G UIDELINES
5.3.4 Mechanical equipment, trash and recycling bins and meters should be pro-
vided with architectural enclosures or fencing, sited in unobtrusive locations and
screened by landscaping. Colors and finishes of mechanical enclosures and equip-
ment should be coordinated with colors and finishes of streetlights, fencing and
other painted metal surfaces to be used on site, or with the associated building’s
material and color scheme.
5.3.5 Developers are strongly encouraged to utilize less obstrusive, alternative
designs for backflow prevention devices. Backflow devices should be located in-
side the building where possible.
5.3.6 Backflow device components should be painted to match the adjacent land-
scaping.
Utilities enclosed in building.

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6. Horizontal Mixed-Use
This section includes design guidance for development that proposes a mixture of com- Community
mercial and residential land uses that are adjacent to each other on the same parcel. The open space
opportunities for interplay between these uses will primarily be in the relationship of
the open space and parking components of the adjoining uses.

6.1 Site Development

Residential components of horizontally mixed-use developments should refer to the guide-
lines for multi-family residential development, contained in Chapter 6 of this document.
Commercial components of horizontally mixed-use developments should refer to Chap-
ter 5. Guidelines for the design of open space areas and parking facilities in horizontally
mixed-use development follow.

Multi-family
residential

Public plaza/
open space

Commercial

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6.2 Open Space

Projects should develop a comprehensive open space network that uses plazas and other
open space elements to connect uses. Open space areas and the paths that link them
should facilitate the integration of adjacent land uses on the site.

Multi-family
residential

Public plaza

Commercial

Plaza opens to street and bridges the commercial

and residential uses

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G UIDELINES
6.2.1 Plazas and building forecourts should be developed so as to maximize circu-
lation opportunities between adjacent uses.
6.2.2 Residential development will require private open space or outdoor areas
for residents. These areas should be configured and designed so as to ensure pri-
vacy for residential uses while also providing linkages to the public open space
components of the project.
6.2.3 Seating areas should be provided, coordinated with shaded areas, landscap-
ing, lighting and views to focal points.

Private open
spaces for
individual
residences

Community
open space
for multi-family
residential
project

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6.3 Parking
STANDARDS Residential
6.3.1 Both the commercial and residential components of projects will have spe- parking
cific parking requirements.
6.3.2 Parking areas shall not separate the adjacent land uses.

G UIDELINES
6.3.3 Parking areas should be located on the periphery of projects with pedes-
trian connections to the projects.
6.3.4 Opportunities for shared use of parking facilities should be explored. The
peak parking demand times will differ for the various land uses. Residential guest
parking in particular can take advantage of surplus parking space that the commer- Residential
cial areas will have during evening and overnight periods.

Shared plaza Potential

shared
parking
Retail

Retail parking

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C. Building Design
This section applies to the design of buildings that include a vertical mix of uses and to commercial buildings in a horizontally mixed-
use project. For residential buildings in horizontally mixed-use projects, please refer to the residential standards and guidelines in
Chapter 6.

1. Building Organization
G UIDELINES
1.1.1 Vertically mixed-use buildings should be designed with commercial store-
fronts on the ground floor an residential uses above.
1.1.2 A ground floor retail use should have a minimum floor-to-ceiling height of
12 feet.

Retail use on the

ground floor with
residential use above.
2. Building Rhythm
Intent: To ensure that buildings, particularly large structures, are designed with elements
that relate to a human scale.

2.1 Articulation
STANDARD
Buildings shall be articulated to reflect a small-scale street frontage rhythm, with
building bay widths of approximately 25 to 50 feet.
25’-50’ 25’-50’ 25’-50’
Building frontage rhythm.

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2.2 Multiple-Tenant Spaces

STANDARD
2.2.1 Where multiple-tenant spaces are incorporated into a building, individual
tenant spaces shall be located within the building bays. This can be achieved by
any of the following:
♦ Placing a column, pier or pilaster between façade elements.
♦ Applying vertical slot or recess between façade elements.
♦ Providing variation in plane along the building wall.
♦ Varying the building wall by recessing the storefront entrance or creating a
niche for landscaping or pedestrian area.

Individual tenants operate from separate struc-

tural bays of the building.
3. Façade
Intent: To ensure that all building façades that can be viewed from a public street are
articulated to add visual interest, distinctiveness and human scale.

3.1 Articulation
STANDARDS
3.1.1 Primary building entries shall be accented with strong architectural defini-
tion.
3.1.2 Buildings shall have a clearly defined base and roof edge so that the façade
has a distinct base, middle and top at a scale that relates to an individual person.

Canopies and recessed window bays help define

the top and base of the building.

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G UIDELINES
3.1.3 Building façades should be varied and articulated to add visual variety, dis-
tinctiveness and human scale.
3.1.4 Façades without openings or changes in wall planes should be avoided.
3.1.5 Articulation should add three dimensional interest to the façade and not
rely on “false” detailing.
3.1.6 Detailing of the building façades should be integral to the architectural de-
sign and not tacked onto the surface.
3.1.7 Projecting elements such as awnings, trellises, and overhangs are effective
Canopies hang over
means of integrating the architectural edge with the adjoining pedestrian areas, add-
ground-floor
ing three-dimensional interest to the façades and enhancing the sense of entry into storefronts.
the building.
3.1.8 Elements that are recommended to articulate a building’s façade include:
♦ Design details for the top of a building, including cornice lines, parapets, eaves, Articulated
brackets and other detailing. cornice line
♦ Design details for the body, or middle, of the building including windows, aw-
nings, trellises, canopies, alcoves, balconies, pilasters, columns, decorative lighting 2nd floor
outdoor patio
and window boxes.
overlooking
♦ Design details for the base of a building, including recessed entry areas, covered
street
outdoor areas and alcoves.

Recessed
ground-floor
entry with
awning
Underground
parking

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3.2 Horizontal Mass

G UIDELINES
The following methods are recommended to achieve a horizontal subdivision of
building façades:
3.2.1 Vertical Architectural Feature
a) Apply a column, pier or pilaster between façades with a 3 inch minimum pro-
trusion and a 15 inch minimum width.
b) Apply a vertical slot or recess between façades with a 6 inch minimum recess
depth and a 15 inch minimum width.
3.2.2 Building Wall
a) While the majority of the building should be built to the property line, por-
tions of the building may recede from the public right-of-way. The building wall
may be varied at key locations. Solutions include recessing the storefront entrance
or creating a niche for a residential entrance.
b) From one façade to the next, combine a change in depth or vertical plane with
a change in material and character. Changes in façade material or color should be
associated with a change in plane or separated by a pilaster.
3.2.3 Change in Storefront Façade
a) Ground-floor façades should be designed to give individual identity to each re-
tail establishment. Columns and awing placement provide horizontal
b) At adjacent storefronts, the change in establishments should be clearly evident subdivisions of the building facade.
through a change in storefront façade. Solutions include a change in base materials,
window type and/or door type. This is particularly important for storefronts
located in the same building.

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3.3 Scale of Detailing

STANDARDS
3.3.1 Building façades shall have elements that relate to the scale of a person.
3.3.2 All façades shall emphasize three dimensional detailing such as cornices,
window moldings and reveals to cast shadows and create visual interest on the
façade.

G UIDELINE
3.3.3 Design details that can be used to create building elements that break large
buildings into smaller-scaled components include:
♦ Enhanced entry elements or entry plazas
Windows and awnings dilineate ground floor
♦ Atriums and interior courts
storefront.
♦ Upper floor setbacks
♦ Dynamic building and roof forms
♦ Cornices, parapets and eaves
♦ Awnings, balconies, trellises
♦ Distinctive window patterns
♦ Accent lighting
♦ Landscaping components

Building with multiple ground floor Applied tile pieces adorn corners of a building.
entries.

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3.4 Entries to Ground Floor Areas

STANDARD
3.4.1 Entries to ground floor retail areas shall occur from main streets, and shall
be accented with features such as moldings, lighting, overhangs or awnings.

G UIDELINES
3.4.2 Building entries should be recessed into entry bays to create transitional
spaces between the street and buildings.
3.4.3 Entrances should incorporate one or more of the following treatments:
a) Marked by a taller mass above, such as a modest tower or within a volume that
protrudes from the rest of the building surface.
b) Accented by special architectural elements, such as columns, overhanging roofs, Restaurant entry on ground floor of corner building.
awnings and ornamental light fixtures.
c) Indicated by a recessed entry or recessed bay in the façade. Recommended
treatments include special paving materials such as ceramic tile; ornamental ceiling
treatments, such as coffering; decorative light fixtures; attractive decorative door
pulls, escutcheons, hinges and other hardware.
d) Sheltered by a projecting awning or canopy, designed as a canvas or fabric aw-
ning or as a permanent architectural canopy utilizing materials from the primary
building.
e) Punctuated by a change in roofline or major break in the surface of the subject
wall.
f) Provide shelter from weather and shade through use of awnings or sheltered bays.

Cafe on
ground floor.

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3.5 Entries to Upper Levels

STANDARD
3.5.1 At mixed use buildings, entrances to residential, office or other upper story
uses shall be clearly distinguishable in form and location from retail entrances.

GUIDELINES
3.5.2 Entrances to upper-story uses should be:
a) Accented by architectural elements such as clerestory windows, sidelights and
ornamental light fixtures, and/or;
b) Indicated by a recessed entrance, vestibule or lobby.
3.5.3 Doorways should be recessed for privacy but should be clearly expressed
by awnings, high quality materials or other architectural treatments. Entrance to Retail
upper floor entrance

Entrance to Retail
upper floor entrance

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3.6 Doors
STANDARDS
3.6.1 Doors at storefronts shall include windows that permit views into the estab-
lishment.
3.6.2 Service or employee doors that are visible from public streets or walkways
shall be an itegral part of the building design.

G UIDELINES
3.6.2 Doors at storefronts with windows should match the materials, design and
character of the display window framing. High quality materials such as crafted
wood, stainless steel, bronze and other ornamental metals are recommended.
3.6.3 Detailing such as carved woodwork, stonework or applied ornament should Storefront doors are similar to the windows.
be used to create noticeable detail for pedestrians and drivers. Doors may be flanked
by columns, decorative fixtures or other details.

3.7 Windows
STANDARDS
3.7.1 All windows on a building shall be related in design.
3.7.2 Windows on the upper floors shall be smaller in size than storefront win-
dows on the first floor and shall encompass a smaller proportion of façade surface area.
3.7.3 Upper story windows shall be detailed with architectural elements, such as
projecting sills, molded surrounds and/or lintels.
3.7.4 Deeply tinted glass or applied films shall not be permitted.
3.7.5 Where unique use or occupancy requirements preclude the addition of win-
Windows with
dows, such as theaters or parking structures, exterior walls shall be designed to a vertical
provide architectural relief or shall be screened by landscaping and pedestrian ameni- orientation.
ties, such as trellises, benches or shade structures.

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b) Building materials should be used to differentiate between commercial and resi-

dential uses, and should create a smooth transition between the two.
3.9.3 The number of different materials used on the exterior of a structure should
be limited to an appropriate and varied palette.
3.9.4 Genuine materials should be utilized rather than simulated materials. Where
simulated materials are used, they should be used in keeping with the character and
properties of the material being simulated.
3.9.5 Materials should be harmonious with adjacent buildings.
3.9.6 Use of accent materials, such as metal or wood, should be used on all façades
of the building, not just the front façadeof the building.

Tile base at
streetfront cafe.
3.10 Color
STANDARDS
3.10.1 Exterior building colors shall not become signs for the building or tenant.
3.10.2 Avoid monotony among colors throughout the project site.

G UIDELINES
3.10.3 Exterior building colors should be compatible with surrounding buildings.
3.10.4 Generally, building colors should not be garish.
3.10.5 Primary colors and other bright colors can be used as accents to enliven the
architecture, but should be used sparingly. Use accent colors to enhance visual
interest.
3.10.6 Color should be used to enhance architectural elements.
Subtle overall exterior building color with different
color enhancing roof line.

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4. Roof
Intent: To ensure that the design of roofs contributes to the overall building design.

4.1 Form
STANDARD
4.1.1 The form, color and texture of the roof shall be an integral component of
the building design.

G UIDELINES
4.1.2 Roofs should be compatible with the architectural style of the building.
4.1.3 The roof shape should reflect the configuration of the building’s mass and
volume, and should be consistent in its character from all vantage points.
4.1.4 Sloping roof forms are encouraged.

4.2 Roof Lines

STANDARD
4.2.1 All buildings shall provide cornice or parapet detailing in order to delineate
a strong roofline along the primary façades.

G UIDELINE
4.2.2 Cornices and horizontal bands of genuine materials, such as wood trim rather
than foam are strongly encouraged.

Intricate parapet outlines on a mixed-use street.

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4.3 Detailing
G UIDELINES
4.3.1 False fronts, applied mansard forms and other artificial rooflines that are
not an integral component of the architectural design should be avoided.
4.3.2 Roofs should be proportionate to the building mass and incorporate cor-
nices, eaves and overhangs.
4.3.3 Flat or shallow-pitched roofs should be ornamented with shaped parapets
or cornice treatments that terminate the top of the parapet wall.

4.4 Materials
G UIDELINE
4.4.1 Reflective roofing materials should not be used on roof surfaces that are
visible from either ground level or elevated viewpoints, such as freeways.
Cornice detailing is an integral component of the
overall façade design.

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3.5 Focal Elements

G UIDELINE
3.5.1 The use of trees for purposes of creating focal elements, including tree clus-
ters, is encouraged. Such a design element would augment rather than replace re-
quired street tree planting.

3.6 Swales
STANDARD
3.6.1 Drainage swales that are incorporated into landscape designs shall conform
to the Water Resources Division’s standards and guidelines for swales.

G UIDELINES
3.6.2 Swales are strongly recommended to reduce water quality impacts associ-
ated with site runoff.
3.6.3 Longitudinal slope of swales should be between 1% and 5%. Proposed
swales with a slope of less than 1% will not be approved unless adequate underdrains
are provided to prevent ponding. Swales of greater than 3% may be required to
install check dams to reduce velocity through the swale.
3.6.4 Side slopes should not exceed 3:1, horizontal:vertical.
3.6.5 Swale bottom must be graded flat to improve pollutant removal. Swale
bottom should ideally be at least 4 to 6 feet wide, with a minimum of 2 feet.
3.6.6 Provide at least 1,200 square feet of usable swale area per acre of impervi-
ous surface.

Drainage swales for parking lot run-off reduce

negative impact on overall water quality.

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4. Materials
Intent: To ensure that the landscaping materials are of an appropriate age and size that
enables the materials to be fully functioning site amenities.

4.1 Plant Selection

STANDARD
4.1.1 Street trees and other plant materials within a public right-of-way shall be
consistent with adopted City plans and regulations.

G UIDELINES
4.1.2 Plant and landscape materials should be selected and sited to reflect both
ornamental and functional characteristics. Full-canopied shade trees, greenery and
brightly colored flowering materials all add to the overall positive impression of
Livermore.
4.1.3 A well-coordinated palette of plant species should be selected for general
landscaping purposes, such as parking lots and setback areas.
4.1.4 Plant species should be generally hardy and not require extensive mainte-
nance.
4.1.5 Species that are native or well-adapted to the climatic conditions in Livermore
are preferable, since those will generally require less water and maintenance.
4.1.6 Both seasonal and year-round flowering shrubs and trees should be used
where they can be most appreciated, such as adjacent to walks and recreational
areas or as a frame for building entrances and stairs.
4.1.7 Evergreen shrubs and trees should be used for screening along rear prop-
erty lines, around trash/recycling areas and mechanical equipment and to obscure
grillwork and fencing associated with subsurface parking garages.
Landscaping with native, drought-tolerant plants.

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4.1.8 In general, deciduous trees with open branching structures are recommended
to ensure visibility to retail establishments, and shade trees that are more substan-
tial are recommended in front of private residences.
4.1.9 Loose materials such as gravel, wood chips and bark that are frequently
used for groundcovers in residential settings should not be used in commercial
mixed-use developments. Instead, groundcover should consist predominantly of
plant materials.

4.2 Plant Size and Scale

STANDARD
4.2.1 The following minimum sizes for plant materials are required at the time of
installation:
a) At a minimum, 20% of the trees shall have a 24-inch box container size or
larger.
b) The remaining trees shall have a 15-gallon minimum container size and a one-
inch caliper size at chest height.
c) Unless otherwise approved by the Design Review Committee, shrubs not used
as ground cover shall have a five-gallon minimum container size, a minimum height
of 18 inches and a minimum spread of 18 to 24 inches.

G UIDELINES
4.2.2 Plant material should be sized and spaced such that a lush and mature ap-
pearance will be attained within two years of planting.
4.2.3 Larger, more mature plant materials should be used in areas of particular
importance, such as entries, to achieve an immediate effect.

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4.2.4 Ground cover should be spaced to provide complete coverage within one
year of planting (i.e. 12 inches on center maximum for plants taken from flats; 18
to 24 inches on center for material from one-gallon containers).
4.2.5 The scale and nature of landscape materials should be appropriate to the
site and structure.
4.2.6 Large structures and large open sites should be complemented with large
scale material, such as plants, rocks, timbers, walls and fences.
4.2.7 Mature sizes of plant materials need to be considered when selecting plant
species.
4.2.8 Root barriers should be provided within 5 feet of a sidewalk or wall.

4.3 Irrigation
STANDARDS
4.3.1 All landscaped areas shall have automatic irrigation systems installed to en-
sure that plant materials survive. It is particularly important in mixed-use develop-
ment that irrigation systems are designed so as not to overspray public walks, paved
areas and buildings.
4.3.2 Irrigation plans shall be submitted demonstrating compliance with the City’s
Water Efficient Landscape Ordinance.

4.4 Maintenance
STANDARD
4.4.1 Landscaped areas, including trees and other planting, as well as paving and
walls shall be regularly maintained.

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5. Plazas and Open Space

Intent: To ensure that outdoor areas for residents, employees and commercial patrons are
aesthetically pleasing and promote greater activity in mixed-use areas.

5.1 Public Open Space and Plazas

Publicly-accessible plazas and open spaces are encouraged to be provided in mixed-use
developments.

STANDARDS
5.1.1 Plazas and open space shall be landscaped and incorporate high quality pav-
ing materials, such as stone, concrete or tile.
5.1.2 Outdoor pedestrian spaces shall include appropriate outdoor furniture, such Public plaza with high quality paving material and
as seating, walls, trash receptacles, bike racks and other elements. furniture.

G UIDELINES
5.1.3 Projects should develop a comprehensive open space network that uses pla-
zas and other open space elements to connect uses.
5.1.4 Open space areas and the paths that link them should facilitate the integra-
tion of adjacent land uses on the site.
5.1.5 Pedestrian amenities, such as plazas, courtyards and other open spaces should
be considered for spaces between buildings.
5.1.6 Buildings should be laid out to define the open space and should be posi-
tioned to be used by both residential and commercial uses.
5.1.7 Where practical, outdoor areas should be visible from public streets or trail
networks and accessible from the building as well as the street or potential net-
work.
Small outdoor area adjacent to retail uses.

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5.1.8 Outdoor furniture should be coordinated with the design of the building.
5.1.9 Pay phones and newspaper racks should be incorporated where appropriate.
5.1.10 Ample landscaping with fountains and well-shaded seating areas are highly
encouraged, as is the use of varied paving materials.
5.1.11 Plant materials should be of a drought-tolerant species where appropriate
and provide variety, while being consistent with the architectural design of the
building.
5.1.12 Decorative tree grates should be used in pedestrian areas.
5.1.13 When plaza is adjacent to a parking area, landscaping should be provided
for screening purposes.

5.2 Protected Seating Areas

STANDARD
5.2.1 Paving, planting and other landscape materials shall be coordinated with the
design of the building and site.

G UIDELINES
5.2.2 Ample landscaping with fountains and well shaded seating areas are highly
encouraged, as well as the use of varied paving materials.
5.2.3 Fences around plazas and outdoor areas should be semi-transparent and
architecturally compatible with the building.

Benches and fountain in semi-private seating area.

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6. Fences and Walls

Intent: To ensure that fencing contributes to the overall design of commercial buildings and
development.

6.1 Fence and Wall Design

STANDARD
6.1.1 All screening shall be designed as an integral part of the overall building
design.

G UIDELINES
6.1.2 Screening fences and walls are not recommended between commercial build-
ings and the street along primary and secondary street frontages. Screening fences
and walls are permitted on internal side and rear property lines.
6.1.3 Screening fences located to the sides and rear of properties should be visu-
ally compatible with adjacent ornamental fence designs and adjacent building archi-
tecture. Related colors, a cap or top articulation and related post spacing should be Unobtrusive fence design contributes to overall
used to enhance compatibility. building and site design.
6.1.4 Adjacent to residential properties, screening fences should maintain a char-
acter and scale appropriate to residential neighborhoods; more detailed fencing types
with heightened design detailing and additional ornamentation are recommended.
6.1.5 Fences around plazas and outdoor areas should be semi-transparent and
architecturally compatible with the building and should be no more than 3 feet tall.

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6.2 Height
G UIDELINE
6.2.1 Overall height of screening fences and walls should not exceed six feet in
height.

6.3 Articulation
GUIDELINES
6.3.1 The length of screening fences and walls adjacent to public rights of way
should be minimized to the maximum extent feasible.
6.3.2 Design elements should be used to break up long expanses of uninterrupted
walls, both horizontally and vertically. Walls over three feet in height should in-
Maximum height for screening fences should be 6
clude design elements such as textured concrete block, interlocking “diamond”
feet.
blocks, formed concrete with reveals or similar materials. Landscape materials should
also be used to provide surface relief.

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7. Parking Area Landscaping

Intent: In a warm summer climate such as Livermore’s, shading is extremely important to
reduce glare and heat buildup as well as to provide an attractive, functional and comfortable
environment.

STANDARDS
7.1.1 All parking areas shall provide interior landscaping for shade and aesthetic
enhancement.
7.1.2 Parking lots shall be landscaped with broad branching shade trees at a mini-
mum ratio of three trees per 10 parking spaces for single loaded stalls, six trees per
20 parking spaces for double loaded stalls and one tree for every three parking
spaces for smaller parking bays.
7.1.3 Curbed planter areas shall be provided at the end of each parking aisle to
protect parked vehicles from the turning movements of other vehicles.

G UIDELINES Water drains through permeable surface material

7.1.4 The use of permeable surfaces is recommended. into the ground.
7.1.5 Views of parking areas from public streets should be buffered by landscap-
ing in order to reduce the visual impact of large parking areas.
7.1.6 For security reasons, openings should be incorporated into the landscaping
in order to permit clear views into the site.
7.1.7 No more than ten parking spaces should be located in a row without an
intervening landscaped planter strip. The planter strip should be the full depth and
width of the adjacent parking spaces.
7.1.8 Planter areas should provide a 5-foot minimum width of clear planting space.

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7.1.9 Wheel stops should be used adjacent to tree wells and planter areas to pro-
tect landscaping from car overhangs. In place of wheel stops, the planter curb may
be used for car overhangs, provided the 5-foot minimum clear planting area is main-
Perforated
tained.
curb
7.1.10 Drainage into swale areas is encouraged and may be accommodated through
design elements such as flush curbs, perforated curbs and tree offsets.
7.1.11 Plant material in and adjacent to swales should delineate the transition be-
tween the swale area and the surrounding landscape. Flush curb

Water drains off surface lots into swale

8. Undeveloped Areas
Intent: To ensure that vacant parcels do not detract from the overall goal of attractive and
visually distinctive industrial development areas.

S TANDARDS
8.1.1 All undeveloped portions of each occupied parcel shall be maintained as
landscaped area.
8.1.2 For phased developments, landscaping shall be installed along the entire
street frontage during the first phase.
8.1.3 Undeveloped areas shall be maintained and irrigated and shall not be used
for any kind of storage.

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E. Signs

1. Function
Intent: To ensure that signs in mixed-use areas enhance the built environment and do not
contribute to visual clutter.

1.1 Purpose
STANDARD
1.1.1 The primary purpose of signs shall be to identify a business or businesses
and residences located at a specific site.

G UIDELINES
1.1.2 Signs should not be used as advertisements.
1.1.3 The design of a sign should be simple and easy to read.
1.1.4 The sign’s message should be limited to the business name or the logo of Business sign spans storefront over entry.
the business occupying the site.

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2. Architectural Context and Placement

Intent: To ensure that signs are an integral component of the design of a project.

2.1 Context
STANDARDS
2.1.1 Bands, trim or color which is used to establish a corporate identity and does
not relate to the architectural style or colors of the building shall be considered a
sign.
2.1.2 Standardized or corporate signs that do not relate to the building architec-
ture shall not be permitted.

G UIDELINES
2.1.3 Sign design should conform and be in harmony to the architectural charac-
Service entrance clearly signed with materials
ter of the building.
consistent with other building components.
2.1.4 Signs attached to a building should be designed as integral components of
the building and not obscure or conceal architectural elements.

2.2 Placement
STANDARDS
2.2.1 Signs shall not be permitted on top of any roof, and no sign attached to a
wall or eave shall project above the eave line of the building.
2.2.2 Where residential use is limited to the second floor, signs shall be limited to
first floor.

Sign over retail entry.

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G UIDELINES
2.2.3 Building signs should be located within an area of the façade that enhances
and complements the architectural design.
2.2.4 Signs should generally be symmetrically located within a defined architec-
tural space.
2.2.5 Building signs should not obscure architectural details such as recesses, or-
naments or structural bays.

3. Sign Design
Intent: To ensure that signs are designed and constructed to make a positive contribution
to the overall character of the mixed-use project.

3.1 General Design

STANDARDS
3.1.1 Where internally illuminated lighting is used, only individual letter signs
shall be permitted.
3.1.2 No “can” (box type) signs with translucent plastic sign panel front and ap-
plied or painted lettering shall be permitted, except for tenant logos.
3.1.3 “Can” signs with opaque faces and push through lettering shall only be Small, well-crafted signs can enhance the character
permitted where the sign ties into the architecture of the building. of a retail area.
3.1.4 Exposed raceways shall not be used.

G UIDELINES
3.1.5 Sign design should be appropriate to the business establishment, building
architecture and area in which it is located.
3.1.6 Exposed neon signs are strongly discouraged.

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3.2 Wall or Window Signs

STANDARDS
3.2.1 Externally illuminated or halo lit signs are encouraged and where used shall
have an opaque face.
3.2.2 Window signs shall not be placed in a manner that obscures primary views
into and out of the storefront.

G UIDELINES
3.2.3 Painted signs and letters shall present a neat and aligned appearance. The
services of a skilled sign painter are strongly recommended.
3.2.4 Where individual letters are used, letters should be three dimensional, cre-
ated by raised letter forms mounted to the building façade or sign panel, or by
incised openings cut-out from the sign panel.
3.2.5 For signs identifying hours of operation, menus, newspaper reviews and
other customer information, it is recommended that these be framed, board-mounted
or plastic laminated for a finished appearance.

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3.3 Projecting Signs

STANDARD
3.3.1 A minimum separation of 6 inches shall be provided between the building
face and the sign.

G UIDELINES
3.3.2 Projecting signs should be located near the front entry of a store.
3.3.3 Structural supports for projecting signs should be designed so that their
visual appearance is minimized and coordinated with the overall architecture and
color scheme of the storefront. They should not appear to be “tacked on” without
regard for the alignments, proportions, colors and forms of the adjacent buildings
and signs.
3.3.4 Sign fonts should be selected to provide both visual clarity and artistic ex-
Projecting
pression.
sign over
sidewalk.

Projecting
signs over
pedestrian
walkway.

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3.4 Awning and Canopy-Mounted Signs

STANDARDS
3.4.1 Any signing on awnings shall be applied directly onto the awning material.
3.4.2 Awning signs shall be restricted to the lower one-third of the awning and
the awning valence.

G UIDELINES Business signing applied to awnings.

3.4.3 For canopies, individual three-dimensional letters are recommended. Indi-
vidual letters or sign panels may be mounted within the vertical fascia of the canopy
or attached to the canopy above the fascia.
3.4.4 Signs attached to the underside of awnings should be made of high quality
materials.

Business signing applied to awning valance.

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3.5 Freestanding Signs

G UIDELINES
3.5.1 All freestanding signs should be designed to relate to the architecture of the
building or development they serve.
3.5.2 Exterior materials, finishes and colors should be the same or similar to those
of the building or structures on site. High quality, durable materials should be used
as these types of signs will receive a higher degree of contact with the public than
most building components.

Freestanding tennant sign is compatible with

building architecture.
3.6 Multiple-Tenant Complexes
STANDARD
3.6.1 Multiple-tenant buildings and complexes shall develop a Master Sign Pro-
gram to minimize the potential visual conflicts and competition among tenant signs,
while ensuring adequate identification for each tenant.

G UIDELINES
3.6.2 Free-standing signs may include the names of major tenants.
3.6.3 Free-standing signs used to identify such complexes should include the name
and address of the complex.
Sign for multi-
tenant complex.

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F. Lighting
This section contains the standards and guidelines for exterior lighting in the mixed-use areas of the City. The intention for these guidelines
is to ensure that the design of fixtures and the light provided contributes to the character of development and does not impact adjacent
development.

1. Design
S TANDARDS
1.1.1 Exterior lighting shall be designed as an integral part of the building and
landscape design.
1.1.2 Site plans and architectural plans shall include the location of fixtures, their
design and the nature and level of the illumination they will provide.
1.1.3 Illumination levels shall be provided to address security concerns, especially
for parking lots, pedestrian paths, outdoor gathering spaces, at building entries and
any other pedestrian accessible areas.

G UIDELINES
1.1.4 Decorative light fixtures, such as gooseneck lighting, are strongly encour-
aged.
1.1.5 Lighting should generally be designed to include cut-offs to minimize the
lighting of the sky.

Exterior wall sconce lighting enhances

architectural design.

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2. Lighting Height
STANDARD
2.1.1 The height of luminaries shall be in scale with the building and site design
and in no case shall the height exceed 18 feet in height from grade.

G UIDELINES
2.1.2 Lighting sources should be kept as low to the ground as possible while
ensuring safe and functional levels of illumination.
2.1.3 Area lighting should be directed downward or employ control features so
as to avoid light being directed offsite as well as to avoid lighting of the night sky.

Maximum
height 18’

Lighting directed downward.

3. Area of Illumination
STANDARD
3.1.1 The light source for externally illuminated signs must be positioned so that
light does not shine directly on adjoining properties, cause glare, or shine in the
eyes of motorists or pedestrians.

G UIDELINES
3.1.2 Lighting should be located so as to minimize the impact of lighting upon
adjacent buildings and properties, especially residential uses.

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3.1.3 In general, the location of lighting should respond to the anticipated use and
not exceed the amount of illumination required by users.
3.1.4 Illumination over an entire area or the use of overly bright lighting is strongly
discouraged. The use of a number of smaller lights is preferable to larger, more
intense lights.
3.1.5 Lighting for pedestrian movement should illuminate changes in grade, path
intersections and other areas along paths which, if left unlit, would cause the user
to feel insecure. Recommended minimum levels of illumination along pedestrian
paths between destinations is 0.5 foot-candles. At pedestrian destination points
such as entryways, plazas and courtyards, lighting levels should typically achieve
illumination of 1 foot-candle.
3.1.6 The placement of light standards, whether for street lights or garden lights,
should not interfere with pedestrian movement.

4. Parking Area Illumination

G UIDELINES
4.1.1 Illumination should be concentrated along the pedestrian paths leading to
parking areas and in the specific areas where cars are parked.
4.1.2 Illumination should achieve a lighting level of 1 foot-candle on the parking
lot surface.

5. Prohibited Lights
STANDARD
5.1.1 No outdoor lights shall be permitted that blink, revolve, flash or change
intensity.

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