Facility Policy Framework (FPF) & Design Guidelines (DG)
The test that follows is organized into
Facility Policy (blue) and
Design Guidelines (red). The Board of
Supervisor's adopted the Facility Policy Framework in December of 2001.
Over the course of several months, departments,
city agencies and interested public members worked with the County Workplace
Taskforce to craft a set of guiding policies with respect to facility planning.
Those guidelines have become a Board of Supervisors adopted set of eight
planning goals with support policies. How these goals are implemented on the
Calle Real Campus, follow. The Facility Policy Framework is available on the
County Architects Website.
Objective One: Establish the basis for orderly and balanced
campus development.
FPF Policy
1.1. Where policies of County Planning and
local City planning overlap, the policy that is most protective of resources (e.g.,
land, water, air, cultural, historic, etc.) shall take precedence.
Design Guidelines
DG 1.0: Use Cultural Phase I studies to determine extent of resource
conservation.
DG 2.0: Historic Structures of Merit and land marked structures
shall be respected.
2.1: Alterations to historic resources shall occur under the
consultation of an architectural historian.
2.2: Siting of new structures adjacent to historic resources shall
have a setback at least equal to the height of the new structure.
DG 3.0:Where possible return landforms to 1938 historic contours.
DG4.0: Remove excess roadways and asphalt surface wherever possible.
DG 5.0: Grading for purposes of siting a
new structure shall be minimized.
DG 6.0: Every new construction project shall contribute to increasing
the number of native trees on the campus.
DG 7.0: Every new construction project shall contribute to the
restoration of riparian habitat.
FPF Policy
1.2. Ensure that the type, location and
intensity of land uses adjacent to any parcel designated open space, recreation
or agriculture is compatible with the public resources on site and will not be
detrimental to those resources.
Design Guidelines
DG 8.0: Use resource consultants to assist in determining proper siting of new facilities, major expansions and remodels.
DG 9.0: Use land use consultants to evaluate compatibility of
proposed uses.
FPF Policy
1.3. Restrict county facilities
development to between 45% and 55% of the gross available land area per campus.
Design Guidelines
DG 10.0: During schematic design phase of new structures, verify
design footprint with County Architect prior to proceeding to design
development phase. Approved schematic design phase footprint shall not be
changed without written consent of the County Architect.
DG 11.0: New structures that incorporate rooftop gardens can receive allowable increases in area above the maximum of 55%.
DG 12.0: New structures that achieve LEEDS rating of GOLD or higher
can be exempted from percentage restrictions.
|
Development Thresholds (see maps for areas) |
||||||
|
Campus Sub Area |
Land Area (sf) |
Constraints (sf) |
Maximum Building Area (sf) MBA |
County Allocation
Building Area (sf) (55% of MBA) |
Non-County Allocation Building Area (sf) (20% of MBA) |
Total Building Allocation (sf) (75% of MBA) |
|
South |
2,168,293 |
1,506,236 |
662,057 |
365,131 |
132,411 |
497,542 |
|
Middle |
8,597,159 |
5,130,059 |
3,467,100 |
1,906,905 |
693,420 |
2,600,325 |
|
North |
2,236,400 |
871,300 |
1,365,100 |
750,805 |
273,020 |
1,023,825 |
|
Totals |
13,001,852 |
7,507,595 |
5,494,257 |
3,022,841.55 |
1,098,851.2 |
4,121,692.75 |
FPF Policy
1.4. Restrict non-county facilities
development to between 10% and 20% of the gross available land area per campus.
Design Guidelines
DG 13.0: New structures that achieve LEEDS rating of GOLD or higher
can be exempted from percentage restrictions.
DG 14.0: Incorporate non-county support services, programs and
functions in mixed-use structures.
FPF Policy
1.5. Ensure that the maximum amount of
open space be configured into useable passive or active areas wherever
possible.
DG 15.0: New structures adjacent to existing structures shall create
courtyards that have a minimum dimension in width equal to the combined height
of both structures and a length of at least the same dimension.
DG 16.0: Structures shall not be sited on grasslands, closed
landfills or near ridgelines.
Objective Two:
Conserve and Enhance the Natural, Historical and Manmade Resources on County
Campuses.
FPF Policies
2.1. Reduce the development density or
intensity of a particular parcel or campus if warranted by site conditions such
as topography, geologic or flood hazards, habitat areas or steep slopes.
Design Guidelines
DG 17.0: New structures placed on slopes of 20% or more shall use
the County Ridgeline Ordinance criteria.
DG 18.0: Siting of new
structures shall be reviewed and approved by the County Architect.
DG 19.0: New structures or expansions to existing structures shall
not create conditions where the original topography has been changes by more
than 10%.
DG 20.0: New structures or existing structures proposed for
expansion shall contribute a proportional share of Campus common improvement
costs, like: Hospital Creek restoration, pedestrian walks, landscaping, etc.
Proportionality shall be based upon planned costs divided by the total allowed
campus square footage, the resulting costs per square foot shall be budgeted in
the proposed project.
FPF Policy
2.2. Control and monitor all development
on county campuses, including agriculture, housing and other non-county
functions to avoid adverse impacts on identified resources.
Design Guidelines
DG 21.0: Design team shall prepare an Initial Study as outlined
within CEQA as the first step in evaluation of resource impacts.
DG 22.0: Each new structure or expansion of an existing structure
shall mitigate its impacts to resources.
FPF Policy
2.3. Where sensitive areas are present,
additional setbacks may be consider regarding drip lines of sensitive or
protected trees, like: sycamores, oaks, willows and similar trees. A minimum of
10 (ten) feet from an established drip line shall be used where such protected
trees are clustered or in combination with other sensitive environs.
Design Guidelines
DG 23.0: New structures and expansions to existing structures shall
be required to survey protected tree drip lines and demonstrate on site
grading, site improvement drawings and landscaping drawings that proposed
development respects the minimum setback from drip lines.
DG 24.0: For each foot of increased setback from the ten-foot
minimum, the proposed project may increase allowed square footage by 2% to a
maximum increase of 10%.
FPF Policy
2.4. New buildings shall be designed in
such a way as to maximize sustainability of the project over its expected life
cycle.
Design Guidelines
DG 24.0: New structures and expansion to existing structures of 25%
or greater shall provide a life cycle cost analysis.
DG 25.0: New structures and expansion to existing structures of 25%
or greater shall provide a total energy consumption analysis with a time frame
of at least one year.
DG 26.0: New structures and expansion to existing structures of 25%
or greater shall use the LEEDS criteria during each phase of design and
construction.
Objective Three:
Integration and Unification of the Campus Development Fabric with Community
Fabric
FPF Policy
3.1. Where possible new development shall
occur contiguous to existing development.
Design Guidelines
DG 27.0: New structures shall be sited near compatible uses.
DG 28.0: New structures will be sited in such a way as not to
isolate them from other buildings and public use areas.
DG 29.0: New structures and expansion of existing structures shall
help to create or complete public use courtyards.
FPF Policy
3.2. The character of all development,
whether remodeling, renovations or new construction of buildings and support
structures and siting of other uses, shall conform to
campus design goals.
Design Guidelines
DG 30.0: New structures and expansion to existing structures of 25%
or greater shall obtain approval from the County Board of Architectural Review.
DG 31.0: New structures and expansion to existing structures of 25%
or greater shall obtain approval from the County Landmarks Commission where
historic resources are within 100 feet..
FPF Policy
3.3. Encourage the remodeling and
revitalization of campus buildings where possible to echo the neighborhood
scale and character.
Design Guidelines
DG 32.0: New structures and expansion to existing structures shall
be designed in such a way as to complement adjacent structures while presenting
its own personality.
DG 33.0: New structures shall use materials that contribute to the
help to reduce the ongoing maintenance costs of the facility.
FPF Policy
3.4. Ensure the provision of adequate
services and resources to serve the proposed development.
Design Guidelines
DG 34.0: Design team shall use the Initial Study as outlined in CEQA
to determine adequate resources.
FPF Policy
3.5. Setbacks should be created between
agricultural, housing and other uses.
Design Guidelines
DG 35.0: New structures shall have a setback equal to the proposed
height of the structure.
DG 36.0: Where new structures are near a property line, that setback
shall be a minimum of 100 feet.
FPF Policies
3.6. When considering neighborhood
compatibility, a distance 1000 feet (the Campus Compatibility Area) from any
parcel line constituting a campus shall be considered. The scale, mass and
character within this Campus Compatibility Area (CCA) shall help determine the
scale, mass and character of any proposed development within the campus.
3.7. Development shall occur at densities
and design qualities that are compatible within the CCA.
Design Guidelines
DG 37.0: For new structures, the design team shall conduct a
documented and informal survey of the CCA. The results shall be considered
while in the schematic design phase.
DG 38.0: The scale and mass of new structures and expansions of
existing structures shall not exceed that of the average of existing structures
within the CCA.
DG 39.0: Construction materials shall be durable, lasting and low
maintenance.
DG 40.0: Materials and colors shall help the structure be both
energy efficient and compatible with adjacent structures.
FPF Policy
3.8. Reuse existing buildings where the
Facilities Condition Index(FCI)[1] is 0 to 15.
Design Guidelines
DG 41.0: Expansion of existing structures shall provide an
assessment of the condition of the structure. This assessment shall include all
the major building systems with their estimated replacement costs and repair
costs.
DG 42.0: Consideration shall be given to the reuse of existing
structures when the FCI exceeds 15 and the potential for historic resources are
present. This means that even though the FCI may exceed 15, resource protection
has a higher priority.
Objective
Four: Improve and Enhance On-Site
Transportation and Circulation.
FPF Policies
4.1. Develop land uses that encourage the
thoughtful layout of transportation networks, minimize the impacts of vehicles
in the surrounding community and encourage alternative means of transportation.
4.2. Encourage development of county
facilities near or adjacent to transportation nodes. If it is not possible to
locate facilities near an existing transportation inter-modal node, explore
incorporation of an inter-modal node within the campus.
4.3. Configure and site buildings, parking
and on-site circulation to encourage use of public transportation, shuttles and
similar multiple passenger transportation modes.
Design Guidelines
DG 43.0: New structures shall incorporate secure bicycle storage.
DG 44.0: Use physical devices to reduce design speeds and protect
neighborhoods.
DG 45.0: Use visual cues to signal drivers to slow down.
DG 46.0: Consider modern roundabouts.
DG 47.0: Provide for good sight distance for motorist and
pedestrians.
DG 48.0: Provide high-amenity, accessible, and functional transit
stops.
DG 49.0: Provide inter-campus shuttles or “people movers”
FPF Policy
4.4. When the opportunity presents itself,
reorganize campus vehicular storage and movement away from buildings and
passive or active open space.
Design Guidelines
DG 50.0: Organize parking in such a way as not to detract from
pedestrian activity near structures.
DG 51.0: Parking should be screened from the road and adjacent
structures.
FPF Policies
4.5. Use local general/community plan
circulation elements to coordinate transportation improvements where possible.
4.6. Parking structures shall replace
surface parking whenever possible in order to preserve open space
Design Guidelines
DG 52.0: When possible sub-terrainian
parking structures should be constructed with open space or structures on top
to maximize open space.
Objective Five:
Improve and Enhance the Campus Environments.
FPF Policies
5.1. Pedestrian access between, around and
through each campus shall be improved. This will improve safety, wayfinding and
physical comfort of both the visiting public and staff.
5.2. Establish, enhance or reinforce
pedestrian walking trails within the campus that connect to trails within the
CCA.
Design Guidelines
DG 53.0: Provide convenient crossing opportunities with mid-block
locations with the least travel distance.
DG 54.0: Reduce pedestrian and bicycle conflicts through access
management.
DG 55.0: Provide wide sidewalks between structures and roadways.
DG 56.0: Provide pedestrian amenities.
DG 57.0: Provide pedestrian scaled street lighting.
FPF Policy
5.3. Establish, enhance or reinforce bike
paths within the campus that connect to bike paths within the CCA.
Design Guidelines
DG 58.0: When an off-site bike trail exists, provide a continuation
thought the campus.
DG 59.0: Bicycle and pedestrian traffic should be separate.
DG 60.0: Provide bicycle infrastructure, like: parking, lighting,
multiple access points, improved surfaces and networks.
FPF Policy
5.4. The addition, expansion or
reorganization of active or passive open space on each campus shall be
incorporated into each capital improvement project whose project plan
anticipates site work.
Design Guidelines
DG 61.0: Feasibility of open space improvements will be part of the
Capital Program request from departments.
DG 62.0: Annual review of the Capital Program by the County
Architect for proposed campus improvements will occur to insure adequate
provision for open space enhancement funding.
DG 63.0: The design team shall explore ways to improve open space in
the schematic design phase.
FPF Policies
5.5. Establish future building sites that
extend and reinforce the design character of the campus and form new
architectural edges to frame existing or new campus open spaces.
5.6. When the opportunity presents itself,
reorganize campus vehicular storage and movement away from buildings and
passive or active open space. Which means that providing desirable approaches
to building entries presents opportunities to create courtyards, open spaces
and recreational spaces while keeping vehicle traffic away from buildings.
Accessibility to buildings shall not be affected by this policy.
Design Guidelines
DG 64.0: Placement of new structures or expansion of existing
structures shall be in such a way as to continue or create usable courtyards or
open space in the form of landscaped areas.
DG 65.0: Design building envelopes to achieve appropriate scale and
visual interest.
DG 66.0: Connect surrounding projects and amenities.
DG 67.0: Build to planned densities.
DG 68.0: Place doors and windows to invite and animate.
DG 69.0: Place parking and access drives in such a way as to
reinforce a sense of entry.
DG 70.0: Create, reestablish or enhance pedestrian connections to
existing and proposed structures.
FPF Policy
5.7. Use of roof top areas can provide
semi-private common use areas as outdoor meeting rooms, lunch areas or
recreational uses.
Design Guidelines
DG 71.0: When appropriate incorporate usable outdoor areas on
second, third and rooftops of new structures or expansions of existing
structures.
FPF Policy
5.8. Project should be designed for LEEDS
certification.
Design Guidelines
DG 72.0: New structures shall be able to reach LEEDS “silver”
certification.
DG 73.0: New structures that could obtain LEEDS “gold” certification
or better may apply exceptions or seek relief from some of these design
guidelines.
FPF Policies
5.9. Create and maintain a campus
development impact account to fund improvements to campuses as a result of
project impacts.
5.10.
Create
and maintain recycling centers on-campus and within buildings.
Design Guidelines
DG 74.0: Each new structure and expansions to existing structures
shall provide space to recycling the waste stream.
DG 75.0: New structures shall require recycling of green waste from
landscape maintenance operations.
FPF Policy
5.11.
Wireless
facilities, whether freestanding or located on a county structure shall comply
with the wireless design guidelines as set forth by the Office of the County
Architect.
Design Guidelines
DG 76.0: Wireless facilities shall be integrated into existing
facilities in such a way as to not detract from the appearance of the existing
facility.
DG 77.0: Wireless facilities shall be integrated into the landscape
in such a way as to minimize their visibility.
Objective Six:
Creation or Enhancement of Linkages with the Community
FPF Policy
6.1. Where appropriate and possible,
incorporate commercial or residential uses into facility development projects.
This can be achieved where city general plans encourage
commercial/retail/residential uses on street frontages. Siting of county
facilities to allow the majority of street frontage to be used by public
destinations should be encouraged. Placement of functions that generate less
public foot traffic should occur above the ground floor or to the rear of
buildings.
Design Guidelines
DG 78.0: Look for opportunities to combine uses into one or more
buildings.
DG 79.0: Place high pedestrian public destinations on ground floors
of structures.
DG 80.0: Encourage visitor serving commercial to co-locate with
public services to enhance pedestrian experience.
FPF Policy
6.2. Where development is proposed
adjacent to residential, recreational or agricultural uses, those uses shall be
enhanced or protected by appropriate setbacks and buffers. The setback or
buffers shall be determined through the public review process in force within
the subject City and in the case of unincorporated areas, the County public
review process. At no point shall the setback or buffer be less than 50 feet
from the element being protected.
Design Guidelines
DG 81.0: Each new structure shall be reviewed by local and county
design review boards.
DG 82.0: At the earliest possible point in project development,
potential impacts and conflicts shall be identified and mitigated.
FPF Policy
6.3. Look for partnership opportunities in
development of childcare facilities on county campuses, with priority given to
county staff childcare needs. Other childcare related programs might also be
appropriately placed on campus; projects will need to consider and incorporate
space that can also be used by these programs.
Design Guidelines
DG 83.0: Work with not-for-profit organizations to provide public
benefits services.
