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2012/08/14 City Council Resolution 2012-95RESOLUTION NO. 2012- 95 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK APPROVING DESIGN GUIDELINES FOR COMMERCIAL, MIXED -USE AND MULTI- FAMILY BUILDINGS IN ROHNERT PARK WHEREAS, the City of Rohnert Park contracted with the architectural firm of Vargas Greenan Architecture -Civic Design to prepare Design guidelines for new development and remodeling of existing development throughout the City; and WHEREAS, the Design Guidelines for Commercial, Mixed -Use and Multi- Family Buildings were considered by the Planning Commission at its meeting of June 14, 2012; and WHEREAS, The Design Guidelines are categorically exempt from the requirements of the California Environmental Quality Act CEQA Class 1 Section 15301 Existing Facilities because the Design Guidelines will only apply to specific project sites under new construction or remodeling of existing structures. At the time approval for a new building or remodeling of an existing building is considered, an environmental determination will be made on a case by case basis; and WHEREAS, At its meeting of June 14, 2012, the Planning Commission made a recommendation to the City Council that it approve the Design Guidelines for Commercial, Mixed -Use and Multi - Family Buildings; and WHEREAS, on August 14, 2012, the City Council held a public meeting at which time interested persons had an opportunity to testify either in support or opposition to the proposal; and WHEREAS, the City Council has reviewed and considered the information contained in Planning Application No. PL2012 -017 the Design Guidelines for Commercial, Mixed -Use and Multi Family Buildings. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert Park makes the following findings, determinations and recommendations with respect to the Design Guidelines for Commercial, Mixed -Use and Multi- Family Buildings: Section 1. The above recitations are true and correct. Section 3. Findings Regarding: Design Guidelines for Commercial, Mixed -Use and Multi- Family Buildings. The City Council hereby makes the following findings concerning the Design Guidelines for Commercial, Mixed -Use and Multi- Family Buildings pursuant to policies in the General Plan 2020 and Zoning Ordinance: 1. Provide safe, convenient and comfortable pedestrian connections within commercial centers and between commercial centers and adjacent sites and residential neighborhoods. 2. Safeguard and enhance the appearance of the City to reflect and maintain the aesthetics values important to its residents as they relate to such factors as setbacks, quality design, and enhanced landscaping. 3. Landscape plans shall demonstrate a recognizable pattern or theme for the overall development by choice and location of materials. 4. Ensure that signage is clearly stated, appropriately scaled and in harmony with the character and appearance of the building or use that is being identified. S. Develop a coherent set of standards for buildings, such that building facades and entrances define the streetscape and promote street activity. 6. Ensure that primary entrances of buildings face the street. 7. Recommend that parking is provided in the interior of the block, screened by the building or landscaping. 8. Recommend awnings and canopies for pedestrian comfort. 9. Ensure that the location of buildings and orientation of entrances within commercial centers allow for easy pedestrian access. Criteria Satisfied. The Design Guidelines state that all buildings should be sited to contribute to an active street wall and vibrant pedestrian environment. All buildings should have active facades with windows and entries facing the street. 10. Minimize the visual dominance of garages by maintaining appropriate development standards in the City's zoning and subdivision regulations and /or design guidelines. Criteria Satisfied. The Design Guidelines state that garage doors should be located and be designed to minimize their visual prominence from public streets. Garage doors should not be a prominent element on facades. Section 4. A public meeting on the proposed Design Guidelines for Commercial, Mixed -Use and Multi - Family buildings was held on August 14, 2012. NOW, THEREFORE, BE IT FURTHER RESOLVED, THAT the City Council does hereby adopt the Findings stated hereinabove and approve of the Design Guidelines for Commercial, Mixed -Use and Multi- Family Buildings as provided for in Exhibit A, in its entirety. BE IT FURTHER RESOLVED that the City Manager is hereby authorized and directed to execute documents pertaining to same for and on behalf of the City of Rohnert Park. DULY AND REGULARLY ADOPTED this 14th day of August, 2012. CITY OF ROHNERT PARK e� Mayor ATTEST: gO FINHRT PAR.r 62 City Clerk CALIFORNIA AHANOTU: BELFORTE: 4_b CALLINAN: 4qC- STAFFORD: - MACKENZIE: _ AYES: ( j( ) NOES: ( p ) ABSENT: ( t ) ABSTAIN: ( 0 ) A \ \ bjD a \ � • ƒ \ / j � ( � \ \ \ 0 Q U \ m � m -0 � U V / Q C w \ bjD \ « \ \ « _ � .) biD \ / \ ) u ° / $ / u c ; C g s § / o u / \ .2 § & \ / § / ] S 8 � \ ® ( / � U g g g &\ ± g / ( ` LL ` \ \ k z 3 / / / w M l0 A. 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SITE DESIGN oA C a 75 u U C C N C u U bA C CL U O C N U o +7 U u N '4 W a r u r C r O � � O O y a� y 0 O v ca r N cz cz w C C 0 5 ;4 O v' 0 cC u U U d n U w V U O C a U v O ±? bb 'y v Q R vU Li V n b V N N r to o N 0 �I ; � ^� bA Yvi J GJ CD C U �D -0 cs i L f1 bA 0 N cz q D C .-C ty U v A. o U o Cy U C. o C C cz "0 a U -0 U U Q1 g Q 5 d 0 Q a� U4 r '�' a bA 3 zi d o o ° on ° bA O o• r a� o rn C'� ti v C �� ZJ bA UFO •4J V c,: ol �l P. � 3ii t y CC{ a Q) 0 C ��� � r-4 v b o r + ¢ V 0 ch o O �, O 'o C cd C F U M r = V O N N N cc bA O 0 o+" 'CJ �+ o v, y ce ✓ C1 .Q X" b X cn Q M ' 'a ono bA o bA o v r. o .� v t24 a4 O U V L V vUi '� O O a c b a U`� oa r m A. • • • J Q 1- Q • • (V • oA C a 75 u U C C N C u U bA C CL U O C N U o +7 U u N '4 bn C a 4-i O bA U U y C w O y bA C �a U C a a 0 -n v a v .b 0 �a a 'U U sa O O U C N � C c 'c C N .-c W O O y a� y 0 O v ca r N cz cz w C C 0 5 ;4 O v' 0 cC u U U d n U w V U O C a U 0 v U U 'y v Q R vU Li V n b V N N bA to o N 0 �I ; � ^� bA Yvi J GJ CD U �D -0 cs b O Rc" N cz q D C .-C ty U v A. o U Cy U C. o O Q 0 iJ U -0 U U Q1 g Q 5 d 0 Q U U4 Ixo a '� 3 zi d o o ° on ° bA O o• r a� o p C'� ZJ •4J V c,: ol �l P. � E� A a bn C a 4-i O bA U U y C w O y bA C �a U C a a 0 -n v a v .b 0 �a a 'U U sa O O U C N � C c 'c C N .-c E DESIGN bA C CL U .a C U 'O Q C ate, O .-C b�A O N v� U ti N U W U O U 'O bA � C ?� C ya N 'b � N p O v C C by N s, Cd 0. C r U ct U u G' U 'C3 C byCA C O N U U N rU G O w 'O N W C O N C ti N 'D aF- bCA M C 2s Q) O y r � O •C v CIL Y V N L" O -E bA s. 0 r = U c- O O+ ..b Cc "6 y h o u U W U O w O ca R, r1 u r v. r cv's WO bio C. r W r_O4 is O U O O p u v O A..� N bA ' C C y O• bA C w p r c bA C C c C v O bA v O b.0 bD C ,—c, W O C b C cc v' 0 46 c" C- M v v u U «t O a� °u N u bCA Oy 'O -d c u = O r Cl o . o " a a a� y 'O cc ° C '"'' 'b C .� u U :� cc ..O O w N °) cc = a» ° °a N 'p v y '" cz o d c, ° U u by u-u bA ;, C C u o a -p w x� N m w,- v o b .Q O ,U U cz 'C C ° O ' N p . O . l OC cc O + p O W O. bA r U y � . m C T � v O M a� u O ° u n n ti O C cc n bA cc a (A v u -o a ^c s "u ,"� v E av U n o u 'b O u -v o O. u u " C O C r O C -o O. a� O O. � p N cn y h J- r O ' co) 10 "+ -0 O w O bC A ..v d L. G -Cl w V m bA C c "L3 U "-t c aC b4 a> O R, C aa) cC b O C .o O A, C U C C)4 •5 � , c U U O, j U U Z U y j :� r 0 ry YC o G a o �' a� b r t p 4° y �� uE HOv 0U av� oa �aa B 14 U O 'U U • • • m U '3 cC r4 • • • • cV • • • M • • bA C CL U .a C U 'O Q C ate, O .-C b�A O N v� U ti N U W U O U 'O bA � C ?� C ya N 'b � N p O v C C by N s, Cd 0. C r U ct U u G' U 'C3 C byCA C O N U U N rU G O w 'O N W C O N C ti N 'D aF- bCA M 2. SITE DESIGN i.i � U C w r 0 1 U N p U � .fir U b�A O > Q) bA U OC by bA O U cz bCp O C C O O C C Z : Q O C '� O U y ca O U U bn O C. c3 ."+ y. O by O U C p N v v L 0 1- 3 C +y 0 0 0 0 vi v s~ R3 C �4 N O O R+ N U U N U ca -0 C u ry+ ° .-1 bA O b N U ° U n O r C w v 4 F w � ° A v i �bA 04 U C v u u ° r Q) > r c N U cz .l B a w i.i � U C o U � r ca C O C C y U bn O O c3 ."+ y. O by O U C p d v v o s~ R3 C p O U tiA C N U M ,d ca -0 C1 cc O p N U ° U O Xrl A v i v U> v O U p � •� O .4 tip Ch id V LS .X (� +. � Q% > .0 +'+ C w O C* U o CZ 0 CD m 0 i cc O 0 it O O > b p-1 p 0 r w p U ° y w V O a c� m c� b � O. cz O'" V y O' O ..0 O (� a t.0 CV b cl: ° • C "t7 V, cz r U bA � w • • d [� .� ri cci • cV cd • N Jy ,I] C N bA O C CN Lr I]. O > U 'O b pp bA � C U a O C bA C b y U C C O U N '6 N 04 cC U It U u N 'O C ti o. Y N "d s.i U U O r� U N it W us U Q M • U CIS to J CC O cz w Qi c U cd .b C 'b N W w 'O O N t ti > C u v v K O .b .ti N U C O U O O U �r 2, SITE DESIGN 0 w O N cz e� h F r r U U CC C U C U C O U � b N r A. in 0 C SL a bA E r U 'C p � y N a a Ca bn w cz r n co M$ w p sa w ti x r > O cz U + N 0 cz w r cz cz U 0 r b.0 D z O U 0 U U 0 0 a� d 7b P. r � O ¢, � v c�i O C .3 O r *' U a M N >N .� O `w C Ar O cz p. O a� O C ..O O O -d p 0 3 p 0 o ° y "', u u u .0 V U a U w i+ C N O x o W '� w o c ° � fC b bn v .y 0 \ u v U y� CC O c3 by r N • vi � r; c • 0 w O N cz e� h F r r U U CC C U C U C O U N � 0 O N cC p O O 'O 0 O N O U L.' N U U U 0 .y 'L3 U c� LI bA C .N U C ti a o N � O .n E 0 P r ao in 0 a - p u N a a Ca bn w r n v C w x r O U + N 0 r b.0 U O 0 a� d 7b P. r u O ¢, O 1�' .3 .� .b r *' U C M r vUi U OU O -0 a� Ca4 p s. 'O a� O C ..O O O O y "', u u u w '� .y O by r m y O O rl v, U ce •�, 'O O b cl N C 'O 'Zi O tO Q) 0 4 G1 N a.. - R p U G% o, ti U bO z7 C 0- CL cC v O A, (s LL U v X O b N7� w q C O r 4: LU cC bA b U O .�y U by C a0i 7C lc� N .n p b v O C u b ca +4 y N .1.+ O N N C 0 N ca "J i m V y ~ N N y N 14 O` la+ -0 N O N ya .—�i 5 U N ' : -0 aCi i7 v O w ° 4— O C .0. U 6 o� 0 C O o °-�' o ° n -0 N N 0 U N �bCA N y ,cz U u. N aCi U 0 O 0 o rf \ Q 0, D �� � � o bn C N cc C a� U C c� vCi O y a� a� m U V 4, 6J cz 'b-o C U Oy U U 14 � U +� y C O r C w p U °� r bA •iH fC � +^ C Cy C y N Q i-I N i4 ��1 cC 4�1 •� � H i4 C o C7 0 Q, a j > r T a o • • • N O • • d ri C • • • N � 0 O N cC p O O 'O 0 O N O U L.' N U U U 0 .y 'L3 U c� LI bA C .N U C ti a o N � O .n E 0 P 6/1 L +/ l Z Mechanical and Roof Mounted Equipment (page 15) 4. The City encourages the use of alternative energy sources to reduce the overall carbon footprint in new and remodeled commercial, multi- family and mixed use structures. 1. The use of solar panels is encouraged in roof top locations to maximize sunlight exposure. 2. The use of solar panels may be integrated into parking lot carport structures to provide both shading for vehicles and energy production. 3. Roof mounted solar equipment shall be exempted from full screening. - ;:;SITE DESIGN � u wdcs •� 0 4.a O O O � O -d u � N -O bA =y 4 b cc ti M O O C O r p C C cm C d C bA u ro 7 p r F baaA s0. -E cH N cc O a X 'O .� i 2.-SITE DESIGN O ,u 'U QJ O U U U O U cz 'C7 cz c w C a4 cz bC.O cz O w C U � V -N. C O O � . bp C V V U ti s. U U U bA N fA C U U U �bA U C O f U b ca U Y G U FO u O � w � w 'L3 bIJ � w O °4 � T O U C U O L1. R C r O U CC, v ti c C O o bA O U � U V � -b U O �% D C v � N O � U U N P. N �b�-.0 ! C O u U U W ' .bp _0 W cm i t L LL w Y R. bA C .0 bA U O r 'CS O cc � v 'O U O � O a U � bb 0, O �c O y U U U o O y N bCA is � Q C w v w y '� ca b O '7 O C o C O bA K:Z U cz cz N U � 0 � N v Li I (� M [� O. 0 0 V 'O C C, cz U O u V U n "t7 Lam" 6' o U c b cz .-a u -O N � U � a 'O b-CA w w U T; 'Lf � C ti C O K J N N lu C N O cd C Id C O T U C v E E O U U U U a� U C O U in u U O U O O V bA U b o X bA U Y. lF _n "O Ti i C 0 U � O 0 O P, 0 C d Lj U O cz r C O U .-C V O C G b v, v _ O 7b w u U �O O O w 0 O cC b q U O y U .4 bA i i+ Ei -C O 0O U N w o U O a�+ e Abp 0 b O w 0 5 m O V � C :~ CE O ,u 'U QJ O U U U O U cz 'C7 cz c w C a4 cz bC.O cz O w C U � V -N. C O O � . bp C V V U ti s. U U U bA N fA C U U U �bA U C O f U b ca U Y G U FO u O � w � w 'L3 bIJ � w O °4 � T O U C U O L1. R C r O U CC, v ti c C O o bA O U � U V � -b U O �% D C v � N O � U U N P. N �b�-.0 ! C O u U U W ' .bp _0 W cm i t L LL w Y R. bA C .0 bA U O r 'CS O cc � v 'O U O � O a U � bb 0, O �c O y U U U o O y N bCA is � Q C w v w y '� ca b O '7 O C o C O bA K:Z U cz cz N U � 0 � N v Li I (� M [� O. 0 0 V 'O C C, cz U O u V U n "t7 Lam" 6' o U c b cz .-a u -O N � U � a 'O b-CA w w U T; 'Lf � C ti C O K J N N lu C N O cd C Id C O T U C v E E O U U U U a� U C O U in u U O U O O V bA U 2 ƒE §E I ' _ \ � * cz � � \ � � \ \ § a � § \ \ § , ƒ a \ � ) » / � / & � t 5 \ \ J \ \ b / \@u © \ ] \ ± a ®9% / / z 0 w » \ % ® 0 / \ \� \\ )$ \ \/ . 2 » /� \ 3 / § @ \ \ \ ./ 2 'SIT u � \ \ \ �\ \ cq V4 tq ;A S �/ \ cz c;s U 41 (14 c \� c � \ ) � f14 x cq 4J 0 � �ƒ ) � \\\ ol O O O M. �, :. �,. '� z SI"T� DESIG�1 . � '� +� c 0 L L Q. s 3 a� .� .� �o �U L 0 U C H fC �U L V 'a O O t L .0 .� Z ■ ■ ■ \ `\ � 7i \\% \\ \ \ \ \� \� \ m 41 W 0 0 ki Z N W Z N co li 3. BUILDING DESIGN bA C ri +�. v r C O y.�. na z 'C3 Oto y U O C y O w w O O n O ty U U w V bA ow v w bA co v O C cc u C O v �- Z k ;o ' u n vw O A. O bJj r C U C O C, C. P, U li M R- C I O cz U 'O sue' =+ _r' �C O U d cI OC O+ C O c v O C sV. cz � w b jj Z} ++ v C b�0 C U c5 S7 0 r O N ^� cCs y c r C O `` o .. � ~, to 4 r U A w v m N w > O bjo O p U i. O --o v .� v v bA •O b e� O V m O C L O ^r b bCO b.0 ct v N ✓ p p C N 0 1 v `� W w o ° a 6.0 m: m m b a a O a v v v 0 0 v . . U o ai y 0 O b.0 w x O SJ O C S] LY J U O U a C b.0 0 u i. cz �S7 p R1 v N O w Vl p A. N 'O d E u o a bn U B °o v° v , V N C cz bjo o p d O 0v C w p cs O. v 5 v C v O o O bA p o +p w v w E C O C u C ,d v c" Q O v w W w cc Q) v o u .0 '� Q4 14 p ,Z, X o m u O b w O ti b v O a 0 o b N 3 o p 0 b °" au boo E o o v U O v • � y- w O ' bA �� 0 U V Q, ++ m i C. . v -d v Q bA U ++ v b0 bj O C O V U M v 0 D w C S'C " p U O 0 -Ti 0 O U 7s O p s 4Z O w U w '_1 cls v •� d v bA v v O q bA ai y OC O ui b aUi '0 w p O O v bA I~ v cz y O - UO b v "c d N m [ cc b ' U O V °� w Q O C y o o .s V y E 0 ° O� v d v o C1 w aCi w C bA U . w v w v v O bA m U w w f� N w n v N v v U r w w U i U 0 _ v v 5 O C 'v O tf x O W .0 v w bQ O cv .iy 'ay ++ % v Co U o 1-1 S-1 v rU 'v tp.,� U U v �" U cC `� v 04 M i z U k cc a U p w �. s u U r BE- C 7 dv OU �. m FA M C4 ri 4-i • • • (V N 1'a4 UU cd • • • .0 • • N N 0 O ti spa N U U bA ti C y C0.. L N O � C ,r 'y C bA v C O a (U P. -0 w O N U cUC K r U U iC U 0 O 't3 ai C 0 O v v U 0 O N 'O C O O 'O v A. O i •3 ti U F9 'O bA O clsU C v N 30 'BUILDING DESIGN ao N a bA x '5 bp w p bA r C o C o Y C QJ w o R w � C b C U p o .2 o C a� + O U tl w aUi U y C Cl. - b D m C's to bz —~ p cd O C w 5 4.4 C. b L7 w c li u cC Y O s O O O � cCcc o � p bq N c� � ,c+"y' •.Ca v � ',_, U cz u p ;3 N © Gam, w ct C 0 U w O C O =; v iw wM LL O c 0 U O Y U co cz O 71 U A, u O m Cd v C r C C X m y U i b u 71 U C' u ° i u v O v u w C G1 V o C O aA p sw u O U r U r R. u C w '� X p O. w C E w ...If'' x U u b�A m � C p, �4 O w L1. U d «s .� .G C x y C u boA as aq) O O ¢+ �s a ,U O u [� Q ti ai - ay p . bA a� a� y � O i C � p d u p a� a a� y O U c3 O w ry „ w d C p o L a� o p o, U v .4J p "CS w , _O ate. X N co .. N .-, D +' cC w w0 N is C bA U b6,o UU A. G� N w O a� bU bA o 4 4' o O �+ w N l U N p S. w L p L d 0 O o U O R. p 'I C 0 w � ab O [ O � "O U i- U � - 14 y a 0 - oo � LU w o o o a Q) � w o au � o r' l 5 0 - v N o o a N o 00 � � oi0� ° v0 6 va`1 -C b • • U Q cv O cd • • .Q • • v • • m m w C bA C V U w U b00 � 04 -0 'd N � N v '6 C 7 9 bA 0 cC O .4:� O D P-4 O o O U C C C 2 a. v I � J bA a� C a .N � v p O C C bA 0 C O U �bA V � � Q R 3 BUILDING, DESIGN`' O b N j r O U C.' cd v v, yv, C O C U c. b � Qi C-. y a4 C o v U w .::I u- 0 w C w =+ O Cz C N o CIS v L) 0 � O N d O C O X N i. 0`-' O C A. O w C u O 0 R. d �D a 0 w O O bA ct y Q) -cs a rUr .a 'O O C v ( V A. U w O o r 'Q) a� xcz p O yO O O sr a+ cz vQ) fn O o O _f� U N � N b � v 0 a Cn r N (u sUi o bCf p C U ' cd 7� N . � C � O w � xf) • v O 'O 'o C .a 0 N U O P. .d U O C. N v .0 t U U 'O O C.'j• i cz 'v C U U 11+ CIS U w ti cz ui 'O 2 u W bOA ti 'O C N Cd :4 U cc b CG N cad w O O O 'O O y N d Cd d U U p U u O u -b U cw . y N _s� R+ Q) b.0 .Q m It 'v C C y • 0 0 "d u 71 b i f C C� cd v 1r w C v w O m cd 'b ;4 Cd O f14 E 0 .0 CIS 0 ?? o� b y o b cz C� ? o v O O o w V 09 Cd o n y0 U O `" bA '� O N v c as ty Cd C), o Ldp � 0 0 � 5 �O � O R Cd � n ° fl Q) b .O O O C O v U w :-4 a'4 o ' V cd b w N f1, m cd : u `d Qy `d c U � v Ti ° Q a � v � b C C o C u v '0 Co u o .0 Q) a _r. O w U z .O y cd p C is O v u bJD v Y +a U C C cd o.. C o O v n °; aCi u v 3 ° 0 m - b 14 4 ,Q ce (L) Cd ca V CZ _cz C O O v N p v 14 _ O v v N r + q 'U u -U " U ° •3 o a °u a o o a n b o •'" V h M- �D .� v • • • (V • • M ate+ • • • v 'C by w v I C cd p 4 Tf -d C..1-4 ° O 12, u C C Q O cd U U ~ 0 O v A. w _ ' :U -�'� u B C .� a� cd C � .� -A.� v� yam. N P-� 0 ,� Cd O O cd -0 U. . U C u _ o Q _ O 'b Q O a V, ' d 0 ° U O N� -0 = Q � � r CIS p v C o'k .v O: A U � d O w p '0 A. yap 0 O O _ci n o o r o� 2, o AQ Q a) C C ° y¢ O b N j r O U C.' cd v v, yv, C O C U c. b � Qi C-. y a4 C o v U w .::I u- 0 w C w =+ O Cz C N o CIS v L) 0 � O N d O C O X N i. 0`-' O C A. O w C u O 0 R. d �D a 0 w O O bA ct y Q) -cs a rUr .a 'O O C v ( V A. U w O o r 'Q) a� xcz p O yO O O sr a+ cz vQ) fn O o O _f� U N � N b � v 0 a Cn r N (u sUi o bCf p C U ' cd 7� N . � C � O w � xf) • v O 'O 'o C .a 0 N U O P. .d U O C. N v .0 t U U 'O O C.'j• i cz 'v C U U 11+ CIS U w ti cz ui 'O 2 u W bOA ti 'O C N 3. BUILDING DESIGN is iv ti U t 4 .0 0 0 x 0 4 0 �4 U M M _ _ q) ' 2U Z _0 �4 C:,, 0 0 0 0 �4 blO or- 0 4Q W 0 .,q o 0 z o "o 0 y N 0 b.0 14 x o cn w u 4 0 -kA o Cud 4i to cc M Q) 0 W V4 0 w 0 ' & .,q u o a tko .40 iq o 404 (01 CIS (U 0 0 0 U U 1. 7Z; l.p I I m V 3- BI eV :A fi 0 b 7� cn ou -0 o u 4 Cd co A o �7 Q N s°� 3 b cd u P o Uu U -U Om;:l 0 ct tr, -0 0 t �4 FQ bD tj 4t u .E w �4 tj �Imu U cd W u 0 0 0 cd cu u 0 X 0 x , -,o —0 A �4 s. 0 i0 u 0 > U x Q� �4 +4 -Ooj ('s Q) . �, w -0 W 'Izl Q4 0 CU V s 0 0 nj CZ D m w cd 0 0 b cz bb 0 �4 cq Cd 0 N W4 U cz I 3:E -;z ri L lk 0 V 0 0 4, V 0 0 'o 0 r. bv -D 0� u 0 y U, u 0 O u "0 o > o 0 01-4 �4 -0 cz u o _0 u 0 -4:J -,o cz 2 V -0 0 q -0 '0 - . W t4-i 0 Cd u X w o 0 0 Cd 1 0 0 44 o 8mbm u e, V -0 ;4 IV V �-I 0 -4 ;4 ; 0 Zj V U cz r q ca U 4-J 0 C's 0 0 o N U 0 0 �4 s4 ;j cd �a C� w tk 0 CIS 0 m 7) 0 M U 0 V4 ;W4 cd -0 w 0 m .4n 0 -0 Q) 0 C14 0 0 0 0 0 b; o 0 0 �4 Cd 71 0 �o Cq 04 4 _Cl 04 cz Q4 0 G r4 u 0. 0) rlj 3: BUILDING DESIGN a cz O N C cz cz u C b.0 a bA N n j cz m U U cC ' co bCA 'O U bA '� � N 'O w v O N ol cz bA cf !' 0 U p �n N 'O S7 V c3 =V! y O cz u O U v Y OU m ` O U bCA U N O bhp O , cd • O U ,� p °� w '� bJ "d by 0, Z; � .d C s C U O "Cl 775 w L1 . � R.. o v . u v E p¢ cz p b O + cd bA _ G x U v bA m m V U cz —u o r V .~- OU 'O V i y� N p 4U N N U C � +,O 0 � c� U O v, w C U a, O L"+ cd G '7:n s. 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C 7 u E O O u C . ° � p � a� o u a ° w~ w �. cc a ' v U �4 °� O bA p O C ev r L� m a� _ p X U r r O CO C 115 cs C 0 w � z u N u cs 0 L2 w c bC y C a O O F O N p C U Cm 0 bO >4 N GU d cz x o v a� a� o 'd ° Q4 p O N f'4 U r C U, a� O C CIS cr - .�0 C y O C C O ca C .o U, C C N p C O b.0 y v °� C w a to O O a� N -0 � d a b p 7 CZ N O Q) y 'v 0 O q �c O O w b bCA r � w c, O C C u Z O O Q LZ ucz O V O O y � Q0 b b1J i v O C a) O p w '� a `� 5 w a� v "Cd 3 O R bA C w O c,3 C c"v i .0 q c p U U O O vCi cv �+ rn ' b ti `n a? U 71 .� b L� u w 0 j p C u O C O v O N nt � p '.4 V .0 R. O U a O B 'd � cz O N v C p v bA p O n O U �� cc O m (W a p a ' tl O CIS w �4 b cs d N . 0 44 � � U 'd O U c's � � -0 � ca c O r, s- O p q C R ,.d" O u C3 O „ C ° a� — C u -0 cz - ' � y p M '0 U _ � ° q O -4 w U G N O C (z C cz U 4 O w C O O C s.� m w i O Q) cls O p a O O C x O ° U �' N o ° u `t b0 ai d q a V. °�' Y p U O u _0 C a) y x v c n p f1 C �O O 0 bA b O a _ C V4 O m y N O O O O U O U v R U ~ p d F" O s.i W U > . . . . . Cn �l . . u . . . . •'Q Lt 'tl m 0 C O O 'CS O O 'O O O p U.)� � N u O Sz rn R O 04 04 .ti U U E bA C 'O O D .0 C .1 �i C O U H G N C 0 R�r w O M 3, BUILDING DESIGN 'O N 'O C U O U W .ti C �0 sb N O O C .b ..r"y C O ,7J, • • m V v :a V bA C 'O U U C O U C o U N U U C P� &4 1i bA C y r aCi U C cC L. C .b 'tl C C 'n o U U F ti v O U V O Y N U � N cd pbpp O b�A CC Cd O � sa O C °? -0 u U C •� O Y U N 0 0 0 O U U C U C O 'd C O U U 'tl C x U C • O C N ate.+ O c� H r ' a4 w b O O .b C 0 O bA .0 bA C '17 U U C G U aj "L3 c� cr w C �4 o 0 o biD C p U C 'd N .d Cd O O C 'O O � C Y "Q pC U � C b ^0 O C O 0 • • v, O V N w O cz a� vi C �J N E cz u; O V C O � O U C O o J 4.. C � O � w � N Q v .0 c� C O O CU C N �4 O V p O N U Q cz 'O «t U C O w O U U v U N M v U v, U � O r v � O � w 0 O b .d U N bIJ C 0 J O b n U c cz . ,'✓a -. � O a N 0 O u cz tN sU-i cz 'TJ u cz C X4-1 Y � O O cz y d PP— cs • � p y � C 71 O cz U i n N O X C a U 71 C O c cu 0 0 0 w O C o cn d 0 O O p C -0 U • Cn O 'O N 'O C U O U W .ti C �0 sb N O O C .b ..r"y C O ,7J, • • m V v :a V bA C 'O U U C O U C o U N U U C P� &4 1i bA C y r aCi U C cC L. C .b 'tl C C 'n o U U F ti v O U V O Y N U � N cd pbpp O b�A CC Cd O � sa O C °? -0 u U C •� O Y U N 0 0 0 O U U C U C O 'd C O U U 'tl C x U C • O C N ate.+ O c� H r ' a4 w b O O .b C 0 O bA .0 bA C '17 U U C G U aj "L3 c� cr w C �4 o 0 o biD C p U C 'd N .d Cd O O C 'O O � C Y "Q pC U � C b ^0 O C O 0 • • v, O V N w O cz a� vi C �J N E cz u; O V C O � O U C O o J 4.. C � O � w � N Q v .0 c� C O O CU C N �4 O V p O N U Q cz 'O «t U C O w O U U v U N M 3!. BUILDING DESIGN CIS 6JJ 'd 'C7 cct U bA "C 'CS V trl O O b� bC C p z w o M O as N M 4. N b Z O WD O L` O O 'C ?� � r � U U v o cl P• O 0 ` ~ U O O ° 1° d y U C O .y o O b.0 N - o v c P. C a� p p o P, ° bA a0i U O c� U a .0 O ++ c�3 O v u N 'O y O O Ep u o v ..d cbeA O o O y Q) o • q O o C t p O r v bA p cl r 9 " O r o O o O 0 O a� o B o t- O U W b � c} bA O O w O N C Q O -p U+ v, O u � O w N « v bA c� U O C3 W � � � p U • bA � •+�+ N o W o 'd o O0 o i 0 N W o C V C u /O C o o° C ce a-i • C. r N • trl O O b� bC C p z Ili bbio rl CIS s� 0 O u X w O O 'Cf P. R. E. M M 4. N O WD O 'C ?� � r � U U r cl P• O 0 ` ~ U O O ° 1° d y U C o .y o O O 0 - o v a� ,0 'O .b ° CIS ao +U ++ c�3 y u N C o v C o Q) o • q O ai 'd O m N U bA p cl C O cl a o o B o b O � -ct w N C Q o bin -p U+ v, O � O ° O O c� U O • � � � U • bA � •+�+ N U4 U W u y p O W o C V ca u Q C o o° C x°o b w C. r kri .c . ccz . w bA bi) O a ++ U C S p bA U O � VO N � "d V "d U w v N 0- «i U y0 -o u w O sa 'b > O o. R. W v o ,, G G a, p • Ki • �r > Ili bbio rl CIS s� 0 O u X w O O 'Cf P. R. E. bn b C O O :a p bOA O � O M M 4. N O � � U U r wo n 1° d y U C y Cl, O - o Q 'O .b O +U ++ c�3 y u N C C o U C O ai O bA y cl C O cl a o o B o b O � �� C Q O -p O � O U O cct pp N U4 U W u y ski W o ^O bJJ u Q C o o° C x°o b w C. r kri .c . • bn b C O O :a p bOA O � O 3. BUILDING DESIGN .y U w O N U U ai U U C O O � d N U4 N b.0 N 15 cz .ri 0 b C M � O � .0 q C O C7. � bA •� u O N � y O C C?. U � N p � U u 04 a� a-+ C O O w O b 'd y .U. O - .0 A. O C C O 71 04 M • • -I U N Q) U D .U+ N N � U N U O b C C O y O N � !1, U a O O O 'N :. O v bn U N api � u bA QJ O N d a v y Ca4 U Y CIS Q ~ w p Q) Q) 0 O qcz y b N w OO o C a b O C � u p v C w N w v 'C O C U O 5 c O C L3 Q; ca 'd p O N O O .. 'b O b y ^O c bbCO O >1 3 O ya O U O 71 lt� E, aJ O ;MD q 41 O C 'C O C v .� U 4. p - U bA N sw U C L u C14 o as � O 0 'p U b cz cz U �4 C m .0 tUji N I P fn w v • O U 4 v C y n ' 5 b � G p O o LT. Ct U .� K vp y b cc Q v .y U w O N U U ai U U C O O � d N U4 N b.0 N 15 cz .ri 0 b C M � O � .0 q C O C7. � bA •� u O N � y O C C?. U � N p � U u 04 a� a-+ C O O w O b 'd y .U. O - .0 A. O C C O 71 04 M • • -I U N Q) U D .U+ N N � U N U O b C C O y O N � !1, U N U w bA C O U J aU.+ N U v O 'O C N C x W M 'N :. O U O "Lri bA QJ N d a v y Ca4 U (V � O N p � U p v C w N v 'C C O 5 c O C ca 'd r N O O .. 'b O b y ^O c w N >1 r O 'b R E, O ;MD q 41 sU+ C S,' C N q U C L as � O ��,� rl b O 8 O v C y n ' 5 b � G p O o cz p U .� K y b cc Q v � R T3 R4 C 0 W p N O A. � (u ca it +' B B O .O ✓ � C O ycai 0 a; p � 'd '1 N :: R - O C N O H C y O3 �3 b P. V o Cf) Sw" • • tfj • • Vr • • N U w bA C O U J aU.+ N U v O 'O C N C x W M 3_ BUILDING DESIGN L W C m o O w v bb l O bn N v C 'rJ °_ o U N ii N U Q r O V .� a. Q4 a� N C U ° C ai C o In u : C n V 0 0 C Qi bA .G bC.O 'b b :-d C y � r p � •� vUi y w .o •m � Y H 0 0 Ili O 0 'r3 C O 'd C ,.O v Q 0 � O 0 y U W O X o � o .y -°d cz W `i' M • .b y bA C O U J N 4J U O U ° Ll. U C C C v 0. I~. c� k U 0 w bCA .a m -o v � i~ U O O cz 0 u O � -cl bA O v V w 46 O C o° C o C b � • a V CC cu U 0 b a� b A. O C 'b O bA N 0 r: 0 bA ,� o 0 o ° A kr; • C14 0 C � v sa u M ° v "U bf C IJ-I bX °o 0 Cl v � C v W ro -C -0 O N O O -C O bA C 0 C u H ri; • • 'O C U m 0 v Tl O R.. rn N C v C O b N sU.l b N w N Y-I lu :.I N N C) CU i4 cz b b C C CL cz Iri C N N N .�C 0 O N N M v ` v C w to 0 m ~ v r v w 0 V C)4 > C 0 ci p Q' 0 m o bp U bL W v 61 O .4J u V V cs J C O C. G O 0 .� -a o N a� C v O o Q.. by f� W " v o .0 bA y w C14 5 i.l I O O O 0 W `' x ; y B V 0 o bA V o o N bA o o C v LT, D o LT. v P� v u N 0 U • • • Ili O 0 'r3 C O 'd C ,.O v Q 0 � O 0 y U W O X o � o .y -°d cz W `i' M • .b y bA C O U J N 4J U O U ° Ll. U C C C v 0. I~. c� k U 0 w bCA .a m -o v � i~ U O O cz 0 u O � -cl bA O v V w 46 O C o° C o C b � • a V CC cu U 0 b a� b A. O C 'b O bA N 0 r: 0 bA ,� o 0 o ° A kr; • C14 0 C � v sa u M ° v "U bf C IJ-I bX °o 0 Cl v � C v W ro -C -0 O N O O -C O bA C 0 C u H ri; • • 'O C U m 0 v Tl O R.. rn N C v C O b N sU.l b N w N Y-I lu :.I N N C) CU i4 cz b b C C CL cz Iri C N N N .�C 0 O N N M U) L O m L m 0 .3. BUILDING DESIGN 0 O 'U U v bA P. 'Cf C 44 H ti U H W N 0. N u U Xrlw w O O V) U r O U iG-- ., CV O U FA 'O a� C U O U U N U N VJ U O v L, w O C O b U VN L V o 0 0 -b v° bb.0 bbio cz m IMM M • • • a u II. u N CL °J C V U U y N N � U N U C O c3 sa ti C a a bA :-1 O U b va4 cls C L), ^C N C), N N Q a, U x C O ai v, O U N C L O �Ir V m L'. b U U b c� a U N G Q :a U 'b C N a w bCA O :8 a O a; a� w u U � u c4 0. a� N s.a O U � •� o y b C � O b N m 0 O r O U o C N 'O LL w OM _O a O .� U y s.i U 0 O U �x z v M -0 .I O Q) J V 71 O r O O .b .-d n U L" i O cs O "O 7 v U U) O Ql ax"+ m c bio a 0 O ri Q) 71 C U + O X H A 'o n O O N bA u U U ti � O r .Q bA z O C O 'O O cs bA O bjo UC O .� � bJJ� 0 'd b cz bb �, a O " cz O a4 o w aCi '�" bA O 4; >~ b . N Y O • w O O� bn ri bid .0 O O o W o m o O C ti a sa N bp b v V � U U U cc cc "O O U O 0 O 'U U v bA P. 'Cf C 44 H ti U H W N 0. N u U Xrlw w O O V) U r O U iG-- ., CV O U FA 'O a� C U O U U N U N VJ U O v L, w O C O b U VN L V o 0 0 -b v° bb.0 bbio cz m IMM M • • • a u II. u N CL °J C V U U y N N � U N U C O c3 sa ti C a a bA :-1 O U b va4 cls C L), ^C N C), N N Q a, U x C O ai v, O U N C L O �Ir V m L'. b U U b c� a U N G Q :a U 'b C N a w bCA O :8 a O a; a� w u U � u c4 0. a� N s.a O U � •� o y b C � O b N m 0 O r O U o C N 'O LL w OM _O a O .� U y s.i U 0 O U �x z v M 3. BUILDING; DESIGN Ti C O O U C O m N 04 cC L: fU/1 N � h M w b N m bfJ r v bA T+ b � O Cd O N � � v V � � N � p - r cz N O C 0 u c� Gs, U x � O co O C F +V+ cs U C cc w O OV U -0 .a 17z O bcz y y Q O Q, 0 O p E ti O OV 7� O 'CS c/) D r LTl r C O czi U O Ti C O O U C O m N 04 cC L: fU/1 N � h M 4. SIGNAGE GUIDELINES a N v o U U C. U Q) O cz bu0 u .a+ u 7 O LL 4 O cl u r bA �j u bA a c .: O p O C O ai O O C O p a O >in .� u bA o o b a C. O u a a) C o o ' E a a. a 0 yN o ° v Q) o o Nn $ c C O bIJ C c4 bb�A C t44 �4 N c ; `d ° o a u� o � a b °q a o p b U N ° a o Q) u bo cz cz cn o W � o b o .p p U ° R cli a d u -� ° w a o o °o c cz 0 0 o -d . cd q C), U V a� C p N ° -4 p, v E D N O O ca eA, p O n ❑ H O '-d u cd O 4-1 cB u u bb 40 d y x O N p C O O O p N A. :a is y U Q) a) ° � O p .0 a u °-K,- m °i N s : C d N y � m 'd p n o u rn CQ P� �n V) u - r V r- • • • fV • M • eF 'C • • • � u u Q � ti O N cw O O N v ND by .b��A O .� p Q alY a y m b4 .E v O ° ° :� q d . u ti a � M O c p .m O O N p W H 1a cz . q ya L+ o " p .o i. u >~ U V y; 4_ SIGNAGE GUIDELINES Q, O U r O cn x 0 a o w 0 a cz r C ° o cz D +-' U v bb bb cUS' v v • 0 O (C i �" O LI y cz U C O d bA Q> a� bjQ C u C p U a? n O •-O O 'C C ci., a Cl� .� C U P. m C ci, caa U O cz cz O C bjo U _a O N j E O O U D U a U N N Q) W U cC cl: H Q) d o a b.0 Qj ¢ o w ° cz ° w B a I° bA O X n a o o W u o CZ o cs 0 C C N O by v el 0 O v a� bA C U ti Y C y Q4 n N. � . `~ 4-. mob„ U R. C vUi ct C cls C bb O U w v N r r O C O U O O 0 n Y C R 0 y C nu O �U O O w U v U d as O C A � a� aCi C N C Q" �b0 O 'b c0 OV bA C sJ cq LI U U N O b 'O O N (n Y U Tib-7 A 1 % C Yai A N O bio -0 Q) YC % bA 0 o C o¢ V4 r N by Qi v b 5 buO O O M 0 Q, b U A Q + . C N U D v O w O O U d C14 c13 cz C) N ap) O O O U Q C yU bC0 CO UO O bD 13 4-4 v °J a�i r �Vf N 4 cbo O B N o w o n° o a' - o QY' o C o —oo o b,O a� 5 �, v� r ° v� a4 w w M C a ° Cl. v� 3 C u U U ti U C r A bA bA � Q) C U i U a CAA bA N O N C O v y O C ca Q1 -d a� w O sUi C wY Cd u U O 'CJ V � Q U � U ,0 .C� CO) r cz 3 0 'O C bO N C � O y O C sa bA Y C cC '� O O 0. O U O M 4_ SIGNAGE GUIDELINES en a on x C 0 O0 b�0 C bA .d L'. O 71 0 C 0 0 U N bA bA bA N O E B E 0 'b vi i fr y sNa bA u 'a7 a� h ctl av+ 0 � w v ° o bCA p i U C N O q p C r v C a� U v O v E O O C Ov C R. C Ov d c 0 r r v bb O r b u v N b -Q O U p O cz Op v Cl, r� v v C v O w w cz p 'LS v r aCi u c� b R v w v t L cz O v V d b y LS r a� rr v O rJ r w v+ O p O w v -• C C u O C a C c a U v, v a� O. v v u C bb cd N O C vi .0 +-� v O .� U v C O a.+ a� cq r w y0 O �C O O v p X ;43 O C 'b a b a 6.0 w - C ,.:+ 'O v :'O r p .� v N u r w a? C 'b — v ?, = C O w v Y V v v v U O O cz v O O v C Ci v O cd y{. =� C vc P. w nz f14 v cc v C v b C V bA C p v o E rn b U v O bA bA �4 a) bA cd ct ti O aCi a r v q cz bA bA � N O, ai O v C's O v a ai v v rJ r b y O O 7d w bA .0 I d U P. 3 p 0 w O cz Q, O u O C O C O O r b w u O o y �O 'o N bA cz .b m bn co N_ 0 a 5 o °' o bA Si bA O O �� _p O V v a O N N r y bIJ h C u O bAl v N Y bp O CS C -1 LZ bA C .bp N C O" y m O R 0 � C v c p cd C - c� v C cct O en a on x C 0 O0 b�0 C bA .d L'. O 71 0 C 0 0 U N bA bA bA N O E B E 0 'b vi i fr y sNa bA u 'a7 a� h ctl av+ 0 4. SIGNAGE GUIDELINES 0 N o. C bA N O C O .0 C O U O N L to N �fA C"' N b U .0 H Go �7 'O O 0 O R bA U m 'y N � 'a7 U 0 "d u U C U O � O O n 71 O b C W N O O N N � C ¢' U Q'Yj" � 'tl ia. O a C w C bA bA '� cz b O O b o . ) b a) N�4 0 O p 0 a) b U C O O N n v u 04 � Q) U ND U C R. N y�+ Q 4 C .yam b 0 O N �bA W J b C CZ o ° C ° Q) O C a w q U w O O C C a� U •= r w v, 0 O bA !n r 0 r U O U •� U r C U -p w •= w . N p ..C. P � ccz w O C O j u O C C .� p H- 1; bCA C c� ✓ O U C u U p b C � r cC O b C a) r w C O p U a w V d C O C U tUi U v C i C� cz by U ,raj a� F"r .�--i 'd LL N .� ✓3 u Q ..Ny a ✓ ,^ L� ti N cG b i Q-I X O p'' C a;. w O 'U cz bA x v. C r bL 0 O 0 a O v b a) a) O N a) v, w a) o O s4 O O U cz 0 00 O Cl, «t C1 4 O O c b.0 O eCj -0 p. u r C U w U Q) q -Tj C D � bA v m ai U w O C O p cd a) Z3 u O p H bCA O u ' vA C ~ O p V 0 C > C w u U A N r C p o0 "✓ N ti cCa �+ w 0 by C e� a� a� C cC O 7� a� r4. C n hA ct bA C v C y y O y o C a) � -0 Q4 i a) U U b y . bA .N J-3 p •U _r' "� O cam, O •� a) O BOA O O C p b uU O .� a) 'O C O bA U C O C 0 U O N wa X� bA R Y O C 'b b bA O u C v bbL O O C ' i 'd � CC Q) O r bA O N b v .0 b cii i pvU bC A 'U � 0U U a) C i " d cs w p 0 0 I C O C v C C U N a) OU C O C C v w N U v a) - 4 w O bA m O a) U u 0> v q -~-� -O 0 O C � C a O �, q F R. p. % = = � ,Ql) c 'O 14 C u O r bA by '� U C O CA C C O L� O N ( . U J O B b�0 0 C w ti E U v y w N D (u r 0 O C •= 0 U y C Np R; •a `� �.' N- . �.^ "� O :� -=- C v' cct N bA N" U O p -= U C O U bA N -r C C w C C N N C cs J O b U 3 C ji ce O 0^ w O °v Q y ' N r a ri • • • �i • • • • 0 N o. C bA N O C O .0 C O U O N L to N �fA C"' N b U .0 H Go �7 'O O 0 O R bA U m 'y N � 'a7 U 0 "d u U C U O � O O n 71 O b C W N O O N N � C ¢' U Q'Yj" � 'tl ia. O a C w C bA bA '� cz b O O b o . ) b a) N�4 0 O p 0 a) b U C O O N n v u 04 � Q) U ND U C R. N y�+ Q 4 C .yam b 0 O N �bA W J b C 4. SIGNAGE GUIDELINES O N O � C R. C N r U U C 'a B cz U D O E O C . U x b O O O C � U cn 'U 'Q cam, n 0 O C C C bA � � • � ca N • • • • b C O U L: U '0 N w t, 0 O C m U b O A, O 91 y b�CA U .N O O .b U U y N .Ci a0 n V n a � U U p C, bio b �.{ C O :a 0 i CIS N U R O U b H C 0 O ✓ O °J O U O � C � O N Rl 9 C P, U � U W N o � 3-1 � •rj N • 'O U A, .N ti bA 'u 'y U AU O 04 b�A C C � (u .2 C N r U N � O � 'b U w 75 7� -" U Q.) a , i � ! r x U .0 � p 0 't3 O p r CZ O �r �-i N U Y N ate+ N •� N a�. .+..' Xrl � U U � U O 0Irl � � U � u O 77 o m U y r L3 R v °? cz cz a� m b bA r^ U O ti as C p s. O ++ Q) R O 0. R. AA C t} Y ✓ C L C O v bb U o .+ m 04 -a r U v� Rr R. '_' O �' -0 O O .� x' 'O . bn N R. O C cc U' . SA C U c� �4 m o w cs y C cc}.� Q. 'b b�CA O , O u O , bp aJ '+� 0 U N U O O p O U y b O c P, O d u O b b rO C p C O ~ y i 00 (0 . cz a' D O OV 71 U B m �p O O ■� C C C e [ �O ' M w Z;l w U O Q cn cn C's v qO�+, 1144 V. 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