Downtown Ontario Design Guidelines

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Downtown Ontario Design Guidelines

Transcript Of Downtown Ontario Design Guidelines

DOWNTOWN ONTARIO DESIGN GUIDELINES

FOR ONTARIO'S HISTORIC MODEL COLONY:

A MULTI-CULTURAL URBAN

UNIQUE EXPERIENCE

A GUIDE FOR THE FUTURE THAT HONORS OUR PAST
OPTED D
AU GUST

A
19 98

18

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DOWNTOWN ONTARIO DESIGN GUIDELINES
FOR ONTARIO'S HISTORIC MODEL COLONY: A UNIQUE MULTI-CULTURAL URBAN EXPERIENCE
PRODUCED BY THE ARROYO GROUP, PLANNERS, ARCHITECTS & ASSOCIATED DISCIPLINES WITH PATRICK B. QUIGLEY & ASSOCIATES, LIGHTING CONSULTANT

ADOPTED BY ONTARIO CITY COUNCIL ON AUGUST 18, 1998

DOWNTOWN ONTARIO DESIGN GUIDELINES

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A cAk n o w l e d g e m e n t s

City of Ontario City Council
Gus Skropos, Mayor Alan Wapner, Mayor Pro Tem Gary Ovitt, Council Member Jim Bowman, Council Member Jerry DuBois, Council Member
City of Ontario Planning Commission
James Maletic, Chairman Debra Dorst Porada, Vice Chairman Richard Gage, Commissioner Alexandro Espinoza, Commissioner Bob Gregorek II, Commissioner DeAna Hernandez, Commissioner Gabe DeRocili, Commissioner
City Staff
Greg Devereaux, City Manager Otto Kroutil, Development Director Jerry Blum, City Planner James Ragsdale, Principal Planner Patrick Kelly, AICP, Senior Planner Steve Cumblidge, Associate Planner Jim Strodtbeck, Redevelopment Agency
Administrator Roy Maddock, Building Official

Downtown Revitalization Partnership

Consultant Team

City Council Representatives: Alan Wapner, Mayor Pro Tem Gary Ovitt, Council Member
Debra Dorst-Porada, Chairperson Rick Caughman, Vice Chairman Sue Luce, Director, Secretary/Director, Ontario
Public Library Steve Alvarado, Vice President, Foothill
Independent Bank Yvonne Borrowdale, Resident Kathleen Brugger, Chaffey College Angie Salas Dark, Ontario Historical Society/
Friends of Olde Town Ontario Mike Fortunato, City Commercial
Management, Inc. David Grossberg, State Farm Insurance Katrina Hamilton, Foothill Independent Bank Jeff Koontz, President, Ontario Chamber of
Commerce Alan Jones, Professor, Pitzer College Sarah Londers, Rubel Enterprises Bart Masciarelli, Wascher Management Janet Nix, Ontario Education Center Jerry Rowley, Downtown Ontario Business &
Professional Association Juanita Ruiz-Alverez, United Hispanic
Chamber of Commerce Nicolo Sciortino, Resident Robert Traister, Ontario Chamber of
Commerce

The Arroyo Group Larry Morrison, AIA, AICP, Principal Simran Malhotra, AIA, Associate Herb Barnes, Graphic Designer
Patrick B. Quigley & Associates Patrick Quigley, Principal

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Contents

1. Concept Plan .......................................................................................................................................................................................................... 1
1.1 Background .................................................................................................................................................................................................... 2 1.1.1 Introduction ................................................................................................................................................................................................................... 2 1.1.2 Purpose of the Design Guidelines ................................................................................................................................................................................... 2 1.1.3 Use of these Guidelines ................................................................................................................................................................................................. 2 1.1.4 Applicability of Design Guidelines ................................................................................................................................................................................... 2
1.2 Historical and Aesthetic Resources ................................................................................................................................................................ 4 1.2.1 History .......................................................................................................................................................................................................................... 4 1.2.2 Steps to preserve Ontario’s heritage .............................................................................................................................................................................. 4 1.2.3 Historic Resources Survey ............................................................................................................................................................................................. 4 1.2.4 Federal Standards ......................................................................................................................................................................................................... 6 1.2.5 Historic and Aesthetic Resources ................................................................................................................................................................................... 7
1.3 Land Use Districts ....................................................................................................................................................................................... 12
1.4 Urban Design Structure ................................................................................................................................................................................ 14

2A. Retail Design Guidelines...................................................................................................................................................................................... 17
2A.1 General Concepts ...................................................................................................................................................................................... 18 2A.1.1 General Concepts: Overview ..................................................................................................................................................................................... 18 2A.1.2 General Concepts: Architectural ................................................................................................................................................................................ 20 2A.1.3 General Concepts: Lighting ....................................................................................................................................................................................... 20 2A.1.4 General Concepts: Signage ....................................................................................................................................................................................... 20
2A.2 Designated Buildings ................................................................................................................................................................................. 22 2A.2.1 Design Guidelines for Designated Buildings .............................................................................................................................................................. 22 2A.2.2 Example of Facade Rehabilitation for a Designated Building ...................................................................................................................................... 22
2A.3 Significant Buildings .................................................................................................................................................................................. 28 2A.3.1 Design Guidelines for Significant Buildings ............................................................................................................................................................... 28
2A.4 Context Buildings & New Infill Structures ................................................................................................................................................... 29 2A.4.1 Context Buildings: Turn-of-the-century (1A) Subdistrict .............................................................................................................................................. 30

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2A.4.1.1 Traditional Storefront Design ............................................................................................................................................................................... 30 2A.4.1.2 Design Guidelines for Context Buildings in the Turn-of-the-Century Subdistrict ...................................................................................................... 32 2A.4.1.3 Example of Facade Rehabilitation in the Turn-of-the-Century Subdistrict ............................................................................................................... 40 2A.4.2 Context Buildings: 1920’s through 1940’s (1B) Subdistrict ....................................................................................................................................... 42 2A.4.2.1 1920’s through 1940’s Styles: Typical Storefront Design ..................................................................................................................................... 42 2A.4.2.2 Design Guidelines for Context Buildings in the 1920’s through 1940’s Subdistrict ............................................................................................... 44 2A.4.2.3 Example of Facade Rehabilitation in the 1920’s through 1940’s Subdistrict ........................................................................................................ 50 2A.4.3 Context Buildings: 1950’s (1C) Subdistrict................................................................................................................................................................ 52 2A.4.3.1 1950’s styles: Typical Storefront Design ............................................................................................................................................................. 52 2A.4.3.2 Design Guidelines for Context Buildings in the 1950’s styles Subdistrict .............................................................................................................. 54 2A.4.3.3 Example of Facade Rehabilitation in the 1950’s styles Subdistrict ....................................................................................................................... 58
2A.5 Alley Walkways .......................................................................................................................................................................................... 60 2A.5.1 Building ................................................................................................................................................................................................................... 60 2A.5.2 Rear Entries ............................................................................................................................................................................................................ 60 2A.5.3 Outdoor Dining ........................................................................................................................................................................................................ 60 2A.5.4 Utilities .................................................................................................................................................................................................................... 60 2A.5.5 Landscape .............................................................................................................................................................................................................. 60 2A.5.6 Signage ................................................................................................................................................................................................................... 60 2A.5.7 Lighting ................................................................................................................................................................................................................... 60
2A.6 Mid-block Pass-throughs in Private Structures ............................................................................................................................................ 62
2A.7 Outdoor Dining .......................................................................................................................................................................................... 64 2A.7.1 Definition ................................................................................................................................................................................................................. 64 2A.7.2 Design Guidelines for Outdoor Dining Spaces ........................................................................................................................................................... 64
2A.8 Adding Leasable Area to Existing Buildings in the Historic Retail Area ......................................................................................................... 68 2A.8.1 Design Guidelines for adding leasable areas ............................................................................................................................................................. 68
2B. Landscape Design Guidelines ............................................................................................................................................................................. 71
2B.1 Street Sidewalk ............................................................................................................................................................................................................ 72 2B.2 Alleys .......................................................................................................................................................................................................................... 72 2B.3 Mid-block Pass-throughs ............................................................................................................................................................................................... 74 2B.4 Palette of Landscape Materials...................................................................................................................................................................................... 74 2B.5 Maintenance ................................................................................................................................................................................................................ 74 2B.6 Design Review Process ................................................................................................................................................................................................. 74
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2C. Sign Design Guidelines ....................................................................................................................................................................................... 81

2C.1 Background................................................................................................................................................................................................ 82
2C.2 Glossary of Terms ...................................................................................................................................................................................... 82
2C.3 Permitted Signs ......................................................................................................................................................................................... 84
2C.4 Sign Design Guidelines common to all Subdistricts ..................................................................................................................................... 84 2C.4.1 Exempt Signs ............................................................................................................................................................................................................ 84 2C.4.2 Prohibited Signs ....................................................................................................................................................................................................... 84 2C.4.3 Second Floor Window Signs ...................................................................................................................................................................................... 85 2C.4.4 Awning Valance Signs ............................................................................................................................................................................................... 85 2C.4.5 Pedestrian-scaled Projecting Signs ............................................................................................................................................................................ 86 2C.4.6 Rear Entry Signs ....................................................................................................................................................................................................... 86 2C.4.7 Multi-tenant Signs ..................................................................................................................................................................................................... 86 2C.4.8 Mid-block Pass-through Signs.................................................................................................................................................................................... 88
2C.5 General Considerations ............................................................................................................................................................................. 88 2C.5.1 Letter style exemptions and corporate graphic programs ............................................................................................................................................ 88 2C.5.2 Relationship between letter style and sign area .......................................................................................................................................................... 88 2C.5.3 Multi-cultural, multilingual marketing ......................................................................................................................................................................... 88 2C.5.4 Nonpermanent promotional banners ......................................................................................................................................................................... 88 2C.5.5 Incidental or minor signs .......................................................................................................................................................................................... 88 2C.5.6 Address numbers ..................................................................................................................................................................................................... 89 2C.5.7 Quality of sign materials, fabrication and installation ................................................................................................................................................. 89 2C.5.8 Sign maintenance ..................................................................................................................................................................................................... 89 2C.5.9 Encroachment Permits ............................................................................................................................................................................................. 89
2C.6 Signs for the Turn-of-the-Century Subdistrict .............................................................................................................................................. 90 2C.6.1 Primary Facade Sign ................................................................................................................................................................................................. 90 2C.6.2 Window Sign ............................................................................................................................................................................................................ 90 2C.6.3 Prohibited Signs in the Turn-of-the-Century Subdistrict ............................................................................................................................................... 92
2C.7 1920 through 1940’s Subdistrict ............................................................................................................................................................... 98 2C.7.1 Primary Facade Sign ................................................................................................................................................................................................. 98 2C.7.2 Window Signs ........................................................................................................................................................................................................... 98

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2C.7.3 Prohibited Signs in the 1920’s - 1940’s Subdistrict .................................................................................................................................................. 100 2C.8 1950’s Styles Subdistrict ..........................................................................................................................................................................104
2C.8.1 Primary Facade Sign ................................................................................................................................................................................................104 2C.8.2 Window Sign .......................................................................................................................................................................................................... 108 2C.8.3 Prohibited Signs in the 1950’s Subdistrict ............................................................................................................................................................... 108 2C.9 Freestanding Signs for Businesses in Residential Buildings ....................................................................................................................... 112
2C.10 Sign Design Review Process and Submittal Items .................................................................................................................................... 114 2C.10.1 Submittal materials required for signs on new buildings .......................................................................................................................................... 114 2C.10.2 Submittal materials required for signs on existing buildings ..................................................................................................................................... 114
2C.11 Summary of Sign Design Guidelines for the Retail Subdistricts................................................................................................................. 114
2D. Lighting Design Guidelines ................................................................................................................................................................................ 119
2D.1 Introduction ............................................................................................................................................................................................. 120
2D.2 District Concept: “Bookends” ................................................................................................................................................................... 120
2D.3 Facade Lighting ....................................................................................................................................................................................... 122 2D.3.1 Facade Lighting: Techniques ................................................................................................................................................................................... 122 2D.3.1.1 Uplighting ......................................................................................................................................................................................................... 122 2D.3.1.2 Concealed Lighting .......................................................................................................................................................................................... 123 2D.3.1.3 Neon Lighting ................................................................................................................................................................................................... 124 2D.3.2 Facade Lighting: Equipment .................................................................................................................................................................................. 125 2D.3.3 Lamp Types ........................................................................................................................................................................................................... 126 2D.3.4 Facade Lighting Levels ............................................................................................................................................................................................ 126 2D.3.5 Mounting & Location .............................................................................................................................................................................................. 126 2D.3.6 Light Trespass ........................................................................................................................................................................................................ 128 2D.3.7 Direct Glare Prevention ........................................................................................................................................................................................... 129
2D.4 Decorative Fixtures................................................................................................................................................................................... 130
2D.5 Store Window Interior Lighting .................................................................................................................................................................. 136
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2D.6 Lighting of Awnings .................................................................................................................................................................................. 136 2D.7 Lighting of Alleyways and Mid-block Pass-throughs .................................................................................................................................... 136 2D.8 Signage Lighting ...................................................................................................................................................................................... 138 2D.9 Exceptions to Design Guidelines ............................................................................................................................................................... 138 2D.10 Review and Approval Process .................................................................................................................................................................. 138
3. Mixed Use Design Guidelines .............................................................................................................................................................................. 141
3.1 Background ................................................................................................................................................................................................142 3.2 General Concepts: Architectural ..................................................................................................................................................................142 3.3 General Concepts: Lighting .........................................................................................................................................................................142 3.4 General Concepts: Signage .........................................................................................................................................................................142 3.5 Design Guidelines for Buildings in the Mixed Use District .............................................................................................................................144
3.5.1 Designated Buildings.................................................................................................................................................................................................144 3.5.2 Significant Buildings .................................................................................................................................................................................................144 3.5.3 Context Buildings & New Infill Structures ...................................................................................................................................................................144
4. Residential Design Guidelines ............................................................................................................................................................................. 151
4.1 Background ............................................................................................................................................................................................... 152 4.2 Design Process ......................................................................................................................................................................................... 152
4.2.1 Permit Process for Historic Structures ...................................................................................................................................................................... 152 4.2.2 Design and Financial Assistance .............................................................................................................................................................................. 152 4.3 General Design Guidelines for Historic Structures ....................................................................................................................................... 154 4.4 Craftsman Bungalow ................................................................................................................................................................................. 156

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4.4.1 Background ............................................................................................................................................................................................................. 156 4.4.2 Design Guidelines .................................................................................................................................................................................................... 156 4.4.3 Color Palette ............................................................................................................................................................................................................ 158
4.5 Victorian Styles: Second Empire and Queen Anne .......................................................................................................................................160 4.5.1 Background ..............................................................................................................................................................................................................160 4.5.2 Variations .................................................................................................................................................................................................................160 4.5.3 Design Guidelines .....................................................................................................................................................................................................160 4.5.4 Color Palette .............................................................................................................................................................................................................162
4.6 Colonial Revival and Tudor / English Revival Styles .....................................................................................................................................164 4.6.1 Background ..............................................................................................................................................................................................................164 4.6.2 Design Guidelines .....................................................................................................................................................................................................164 4.6.3 Color Palette .............................................................................................................................................................................................................164
4.7 Wood Framed Farm or Grove House ...........................................................................................................................................................166 4.7.1 Background ...............................................................................................................................................................................................................166 4.7.2 Design Guidelines .....................................................................................................................................................................................................166 4.7.3 Color Palette .............................................................................................................................................................................................................166
4.8 Spanish Colonial/Mediterranean Style ........................................................................................................................................................168 4.8.1 Background ..............................................................................................................................................................................................................168 4.8.2 Design Guidelines .....................................................................................................................................................................................................168 4.8.3 Color Palette .............................................................................................................................................................................................................168
4.9 Design Guidelines for Non-Historic and Infill Structures ...............................................................................................................................170 4.9.1 Background ..............................................................................................................................................................................................................170 4.9.2 Site Design ...............................................................................................................................................................................................................170 4.9.3 Massing ...................................................................................................................................................................................................................170 4.9.4 Building ....................................................................................................................................................................................................................170 4.9.5 Materials ..................................................................................................................................................................................................................170 4.9.6 Colors ......................................................................................................................................................................................................................170 4.9.7 Lighting ....................................................................................................................................................................................................................170 4.9.8 Signage ....................................................................................................................................................................................................................170
4.10 Landscape Design Guidelines ................................................................................................................................................................... 172 4.10.1 Background ............................................................................................................................................................................................................. 172 4.10.2 Design Guidelines ................................................................................................................................................................................................... 172
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