ArchitecturAl Design guiDelines - interior zones · 2013. 2. 7. · approximately 273,00 square...
Transcript of ArchitecturAl Design guiDelines - interior zones · 2013. 2. 7. · approximately 273,00 square...
December 11, 2012
ArchitecturAlDesign guiDelines -interior zones
JAMESTOWN SOUTH SHORE CENTER L.P.- OWNER -
4 eXecutiVe suMMArY
5 eXisting center
6 Design introDuction
12 Design zones
13 Design zone plAn
14 Design philosophY
16 generAl Design guiDelines AnD eXAMples
19 AcceptAble AnD unAcceptAble FAçADe / storeFront MAteriAls
20 ArchitecturAl color pAlettes
24 speciFic Design requireMents
24 storeFronts - FAçADes, entrAnces, AnD glAzing
28 shADe eleMent Design criteriA - Awnings, cAnopies, trellises
32 wAll sconces
33 coMMon AreA MoDiFicAtions
35 coMMon AreA retAil
36 AppenDiX
36 color MAtriX
39 signAge criteriA
40 eVents At zones 2, 3 AnD 4
41 subMittAl / ApproVAl process
42 MeMo to ciitY stAFF
- ApplicAtion ForM
Table of Contents
eXecutiVe suMMArY4 south shore center
this document creates an exemption to the city Design review process, and establishes an administrative review process to allow planning Department
staff review and approval of proposed exterior modifications at Zones 2, 3 and 4 of South Shore Center as defined herein. This will result in a streamlined
approval process. Review periods may be as short as “over-the-counter” or up to 72 hours for complicated applications.
Changes to building exteriors located in Zone 1 of South Shore Center, as defined herein, shall continue to be governed by the City’s Design Review
procedures.
Applications subject to this document that are rejected by City staff may be appealed by submittal via the traditional City Design Review procedures.
this document establishes the design standards and
requirements that will be used by city staff to review and
approve proposed exterior modifications in Zones 2, 3 and 4.
the landlord and tenant will also use this document as a guide
for generating the design of proposed exterior changes.
the landlord shall be required to review and approve all
proposed modifications for consistency with this document
prior to such modifications being submitted for staff review.
submission to the building Department for permit approval is
still required via the City’s established process.
the criteria herein are not intended to contradict any code
requirements that may govern this project. It is the responsibility
of tenant and landlord architects, engineers and contractors to
verify and comply with all applicable codes.
Executive Summary
PAR
K S
TRE
ET
OTIS DRIVE
SHORELINE DRIVE
N
eXisting center 5south shore center
Existing Center
new craftsman-style retail stores have gradually replaced existing concrete tilt-
up buildings at this 30-year old community shopping center. Stained cedar siding,
trellised walkways, and a public art program are featured amenities. Sustainable
features include pervious paving, FSC certified wood, and transit lines through the
center of the site. The fully revitalized center accommodates new national tenants
as well as local proprietors well known to the residents of this tightly knit community.
Design introDuction6 south shore center
Design IntroductionGeneral
south shore center is the community lifestyle retail and fashion center
of Alameda, California. South Shore Center is located at the southern
terminus of park street, at the intersection of otis street, and adjoining
the bay shoreline. The center offers broad shopping facilities with
over 95 in-line shops and services, including department stores,
supermarket, restaurants and small shops. The goal of these guidelines
is to guide future modification of the center to result in vibrant retail
design that enhances the community and that consistently exhibits a
high level of quality.
South Shore Center is a place for both shopping and social interactions.
it includes national as well as local specialty retailers, presented in an
open air setting featuring pedestrian oriented courtyards, each with a
unique character. The courtyards can accommodate public events.
While South Shore Center’s site plan provides easy access and
circulation by automobile, the quality of the pedestrian’s experience has
priority. The atmosphere is to be fun, lively and retail-friendly. Informal
natural spaces and building designs abstracted from the context of
craftsman, contemporary and regional bay Area styling will be set within
the context of a beach/waterfront retail marketplace.
the current overall character of the center evokes elements from
craftsman architecture reinterpreted in a contemporary palette.
the architecture of the center is designed to form a backdrop to
complementary tenant expressions, manifested through the creative
use of storefronts, awnings and signage that enhances the appeal and
liveliness of the center, with energy and vibrancy to be provided by
diversity of design elements, materials, color, and texture.
In today’s competitive retailing milieu, tenants need to express their
unique identity and brand. In order to attract, support and continue
successful tenancies, modifications to the exterior architecture may
be necessary to reflect tenant design and branding needs. The goal
of these guidelines shall be to establish criteria that enhance tenant
identities while preserving the center’s architectural quality.
Current Design and Needs
south shore center currently exhibits a high degree of design uniformity,
with limited color and material palette and a single storefront style.
the palette of elements used for the design of the center is designed
as a placeholder pending appropriate tenant enhancements. While
very high in quality, this uniformity needs to be enlivened through an
additional layer of tenant expressions, which will further the design
goal of creating memorable courts, plazas and paseos, in addition to
improving way-finding and tenant identification.
Design introDuction 7south shore center
Park Street
Future South Shore Center modifications that create
complementary accents and distinctive zones and districts
will do much to attract tenants and visitors. By incrementally
modifying the center, an organic “built-over-time” character may
be developed, in keeping with Alameda’s Park Street and other
urban open air retail streets.
park street provides an example of the variety and scale that
can be created in a vibrant pedestrian shopping district. Glazing
sizes and patterns vary from tenant to tenant, as well as colors,
materials, awnings, signage, trim and ornamentation. Many
buildings are very simple at their upper portions, with detail
concentrated at people level and at the parapet.
Design introDuction8 south shore center
Broadway Plaza & Corte Madera Town Center
Design guidelines can be very flexible while still maintaining an
overall unity. These two outdoor centers accomplish this through
closely related common areas as well as guidelines for tenants that
ensure compatible scale, proportions, and consistent quality.
Design introDuction 9south shore center
Jamestown Properties
the introduction of varied tenant types and more dining venues will
create a more dynamic experience and draw visitors during more of
the day. Jamestown Properties excels in creating dynamic mixed-
use centers, with a particular flair for creating eating and dining
experiences. This expertise is now aimed at enriching the tenant mix
and public attractions at South Shore Center.
Jamestown’s most notable mixed-use projects include both street
retail such as the newbury line and georgetown renaissance, and
large-scale building renovation projects such as white provision,
Warehouse Row and Chelsea Market.
• the newbury line consists of 28 mixed-use properties that
encompass more than 219,000 square feet of street-level retail,
office and residential space. The property is located in Boston’s
historic Back Bay neighborhood, in one of the world’s most
renowned retail districts.
• georgetown renaissance includes more than 300,000 square
feet, distributed across seventeen properties in washington
D.C.’s Georgetown neighborhood and Alexandria, Virginia. This
collection of high-end retail properties includes boutique office
spaces and sixteen luxury rental apartments, amid one of the
premier retail locations in the Washington D.C. metro area.
georgetown renaissance, Washington, D.C.
the newbury line,boston, MA
Design introDuction10 south shore center
• white provision is a distinctive, modern destination forming
Midtown Atlanta’s gateway to the Westside neighborhood. The
development is comprised of sophisticated office space, 94
innovative and elegant condominium units, and highly desirable
boutique retail, showroom and restaurant space.
• warehouse row is an historic, mixed-use property consisting of
approximately 273,00 square feet of office, retail and restaurants
in the downtown area of Chattanooga, Tennessee. Comprised of
two buildings connected by a motor court, the tenant mix includes
high end boutique retailers, local restaurants and office tenants
who appreciate loft-style space and authentic architectural
detail.
• chelsea Market is an iconic, mixed-use project consisting of
approximately 1.2 million square feet of office and retail space
located in the Chelsea district of New York City. Well-known
tenants include google, the Food network, oxygen Media,
TimeWarner, EMI Music Publishing and Major League Baseball.
chelsea Market,new York, nY
warehouse row,chattanooga, tn
white provision, Atlanta, gA
Design introDuction 11south shore center
Definitions
the guidelines address major elements of the built environment at south
Shore Center, and a few terms are defined below for clarity.
An exterior modification that alters colors, glazing, lighting and surface
finishes without altering the existing footprint shall be considered a
“storefront” project and not a “façade” project.
• Façades: New exterior wall assemblies outboard of existing
footprints, extending full height from grade to parapet, or partial
height to parapets or roofs that return back to an existing exterior
wall behind them. The extent and location of new façades shall be
limited. Façades may project beyond existing exterior walls provided
that a single 20-foot public circulation lane, or two lanes totaling
twenty feet (20’)are maintained in the pedestrian common area.
• Storefronts: Exterior wall infill assemblies in plane with or recessed
back from existing Landlord exterior walls.
• Pop-outs: New storefronts that project beyond the existing wall
line, and only as high as existing openings. Pop outs may project
beyond existing exterior walls provided that a single 20-foot
public circulation lane, or two lanes totaling twenty feet (20’) are
maintained in the pedestrian common area.
• Courts: Open air gathering and activity spaces, typically at the
intersection of paseos.
• Paseos: Open air pedestrian passageways or malls, typically facing
the interior of the project.
• Public Façades: Those portions of exterior walls (façades and
storefronts) that face onto the perimeter public streets. Modification
of these façades shall be subject to the traditional City of Alameda
design review process.
• Private Façades: Those portions of exterior walls (façades and
storefronts) that face onto the interior courts and paseos.
Modification of these façades shall be subject to the requirements of
this guideline and design review by City of Alameda staff.
Design introDuction12 south shore center
Design Zones
These guidelines propose the creation of three distinct zones or districts to be considered “private façades” since they face internal portions of the
Center. Each zone consists of a north-south paseo with a major court, each defined and highlighted by the particular design character of the façades
that face onto them. See Design Zone Plan.
The existing outer facing façades (Zone I), which are designated as “public façades” now constitute the primary face of the center from the public’s
perspective, and in the short term these façades will remain relatively unchanged. Any future modifications to these façades would be approached
under the traditional design review process in place in Alameda.
• Zone 1 represents the majority of façades, totaling approximately 65% of total perimeter walls. This represents the façades remaining under the
current design review process.
Design zone plAn 13south shore center
Design Zone Plan
B-900
B-1000
B-1100
B-1400
B-1300
B-120
0
B-200
B-100
B-2100
B-1500
B-2000
B-700 B-600B-500
B-300
B-400
B-1900
B-170
0
B-180
0
B-160
0
B-800
650’
625’
285’
550’ 700’
295’ 280’
600’
500’
380’
300’
810’145’
510’
745’
650’
285’
290’
370’
265’
375’ 440’ 280’
370’375’
175’
725’
895’150’
485’ 170’
zone 1public Facade - traditional Design review process
west paseo / court
central paseo / court
east paseo / court
zone 2
zone 3
zone 4
Design philosophY14 south shore center
Design PhilosophyDesigned as an outdoor lifestyle center, south shore center provides
direct access to stores in the tradition of popular urban shopping districts.
Tenants will be required to provide exterior “main street” style façades and
storefronts of varying heights and shapes with architectural characteristics
unique to their identity, yet in harmony with the center’s high construction
quality. Tenant storefront designs must be complementary with adjacent
tenants and respectful of the overall architectural flavor of the Center.
Tenant façades and storefronts are expected to be of the highest caliber,
expressing state-of-the-art design and use of materials. Designs are
expected to be of the highest prototype, producing dramatic and theatrical
façades. Imagination and creativity will be required to achieve this goal.
tenants will be required to select architects and design teams who have
experience in retail and lifestyle center design. Tenants may also select
the landlord’s architect if appropriate.
tenant storefront and facade designs at interior courts and paseos shall
be allowed to vary, to create an eclectic, dynamic facade environment.
tenant storefront and facade heights and massing shall reinforce the
court and paseo locations and shall enhance the public’s perception of
the common space. Tenants are encouraged to express their own unique
design statement within the parameters of the design criteria as outlined in
this manual. Tenants should be aware that some modification of national
branding may be necessary to comply with the criteria established for
South Shore Center. First-class workmanship in all Tenant construction
is required.
the following components will contribute to the intended architectural
character of Tenant façades:
Building Scale, Proportions, and Articulation:
Façades and storefronts will have massing that is legible and varied.
entries and important building elements will be highlighted with the use
of architectural features that relate and contribute to the overall massing
concept. Articulation of the façades by offsets in plan will reduce building
bulk and add interest at the pedestrian scale. Variations in building height
will support the massing concept. Use of architectural details, particularly
at the pedestrian zone, to provide variety in materials, colors and textures
will provide visual interest.
Building Materials and Colors :
Façade and storefront finish materials and colors will be varied to give
interest and to articulate building mass. Diversity in both materials and
colors gives interest and is complementary to establishing an energized
pedestrian environment. Recommended finish materials include, but are
not limited to, integrally colored plaster, stone walls, stone wainscots and
bases, high quality masonry, natural patina metals, wrought iron accents,
ceramic tile trim, slate or standing seam metal roofing. Color diversity
can range from off-whites to natural earth tones at major surfaces, with
accent colors ranging from lighter, less saturated hues, to selected bold
colors for contrast, yet compatible with Landlord’s color palette. Building
materials and colors will help articulate the project concept, bring visual
interest throughout the Center, and enliven the pedestrian environment.
Design philosophY 15south shore center
Window Patterning:
South Shore Center’s current window mullion patterns, while attractive,
are uniform and repetitive, and may obstruct clear sight lines into store
interiors, which is vital to retail success. Storefront windows should
allow retail merchandise and tenant branding to provide vitality to the
center’s character.
greater variation in window patterning is desirable and tenants shall be
allowed to revise existing window mullion patterns if such a modification
is consistent with their proposed exterior design.
A range of glass sizes is acceptable below a datum of +8-ft above grade.
Subdivided lites are encouraged above this elevation.
Building Lighting:
Wall mounted light fixtures (sconces) throughout the Center will be
allowed to vary. Fixtures in pedestrian high-use areas will contribute
to energizing that environment through diversity in finish, shape, and
style.
Common Area:
Modification of common areas shall be allowed, subject to landlord
approval, including patios, dining and drinking terraces, landscape
and hardscape improvements, and lighting improvements. Furnishings
located in common areas shall be landlord approved.
permanent, temporary and semi-permanent retailing structures and
facilities at common areas within zones 2, 3 and 4 shall be subject to
the requirements of the Design Guidelines. Retailing facilities such
as vehicles (food trucks), movable carts (retail merchandising units
and food carts), pre-fabricated and field-built kiosks, tents, and other
similar structures, shall be allowed subject to Landlord approval.
generAl Design guiDelines AnD eXAMples16 south shore center
• Informal, casual and dynamic massing
• Elegant vertical proportions at openings and massing
• Storefront line recessed from face of facade
• Variation in heights of openings
• Variation in opening shapes
• Variation in shading types including awnings, canopies
and trellises
• Stone, metal or tile bases and wainscots
• Ornamental bulkhead materials below storefront glass
• Variation of skyline and parapet materials
• Soft-toned light colors with vivid color accents
Design Characteristics of appropriate styling for tenant enhancements:
Examples: Storefront and Façade Elevations
General Design Guidelines and Examples
generAl Design guiDelines AnD eXAMples 17south shore center
generAl Design guiDelines AnD eXAMples18 south shore center
MAteriAls 19south shore center
Acceptable Materials
glass
• Clear, 1” insulating (double-paned)• Glass block (except not at merchandise windows)• sandblasted, frosted, textured or stained glass
Metals
• Solid brass, bronze, nickel or copper accents• Stainless steel – brushed or matte finishes• Antique or Patina finishes• Shop finished or powder-coated metals• other metals to be reviewed on a case by case basis• Black or Bronze Anodized Aluminum
stone / tile
• natural stone panels / tiles• Decorative, hand painted or crafted tiles • Polished or honed cut stone: Marble, Granite, Terracotta, etc.• brick and faux or cultured stone
wood
• heavy timber• slatted wood / louvered wood canopies• wood trellis members• wood storefront mullions• recycled wood
other Materials
• exterior grade Venetian plaster• cement plaster• stucco• precast concrete• terra cotta
Unacceptable Materials
glass
• Mirror, tinted, spandrel glass• plexiglas• single-paned glass
Metals
• Clear anodized or mill finish aluminum• stain-producing metals• Field painted metals
tile
• standard ceramic tile• Vinyl or quarry tile• ceramic or porcelain tiles imitating
wood
• wood where not allowed by code• Masonite• plywood paneling• simulated wood products
eiFs
laminates
• plastic laminate• Plastic simulating materials: brick, wood, etc.
Materials
color pAlettes20 south shore center
Color PalettesExisting Colors and Materials(Previously Adopted by City of Alameda)
see Appendix for complete list of colors
w-2
trim color
s-1
storefront Finish
t-2
wood stain
ct-1
ct-2
ct-3
M-1
Marquee
p-1
plaster wall
s-2
storefront Finish
w-3
trim color
w-6
trim colorplaster wall
p-3 lt-1
light Fixture
Mt-2
Metal Deck
Mt-1
Metal Deck ceramic tile
w-4, p-2b
trim color
p-2
plaster wall
w-3, p-2A
trim color
t-1
wood stain
s-3
storefront Finish
w-1
trim color
color pAlettes 21south shore center
see Appendix for complete list of colors
Sunbrella 9702 sunburst Yellow / natural
Awning
Existing Colors and Materials(Previously Adopted by City of Alameda)
9608
Awning
Sunbrella 9617 royal blue
Awning
sunbrella 9605 hemlocck tweed
Awning
sunbrella 9622terra cotta
Awning
olympic stain outside white
trim
benjamin Moore hc 151
trim
benjamin Moore 2006-30
trim
olympic stain beachwood
trim
benjamin Moore hc 126
trim
benjamin Moore hc 10
trim
benjamin Moore 2132-10
storefront
benjamin Moore hc 103
storefront
color pAlettes22 south shore center
Enhanced Color Palette
All of the existing previously adopted colors used on the full range of
building materials are available for re-use on the center without further
justification, subject to Landlord approval.
existing colors may also be translated from one material to another
without further justification or approval from the Planning Department,
but subject to Landlord approval. For example, a blue shade that is already
a part of the tile palette may be used on a different material such as wood
trim, or storefront metal, etc.
Additional colors are proposed at this time. New colors are complementary
with existing colors and are aimed at not only expanding the allowable
palette, but also at allowing wall surfaces and trim colors to be lightened
and brightened, and providing sharper contrast.
Additional colors not included in this enhanced palette that are
substantially similar or compatible may be submitted for landlord and
planning Department review as long as they fall within the range of colors
included herein.
Bright Contrast: The paint palette for horizontal building surfaces,
including stucco façades and trim, will be expanded to include a limited
range of colors with greater light reflectance and contrast to the existing
earthen palette. Where two colors are listed, similar colors within the
range will be considered. Where one color is listed, similar colors must be
in close range to the listed color in order to be compatible with the existing
earthen palette.
color pAlettes 23south shore center
benjamin Moore 102superwhite
benjamin Moore i-03bone white
sherman williams sw 2853new colonial Yellow
benjamin Moore hc-10stuart gold
benjamin Moore hc 126Avon green
benjamin Moore classicgraphite 1603
benjamin Moore classic 1601 hearthstone
benjamin Moore bM 1-80
Dark Neutrals: True black and a neutral grey are also being added to the palette to provide relief and strengthen the existing earthen palette
colorway 1
colors in range between are also
allowed
white gold green grey
blacktrim/Accent only
colorway 2
storeFronts AnD FAçADes24 south shore center
Below are guidelines for specific façade and storefront components.
Storefronts and Façades
1. tenant storefronts must encompass the entire height and width of the
opening provided. Large-scale drawings must be provided to show
how Tenant’s storefront abuts the surface on each side and at the top
of the storefront.
2. some tenant spaces may have more than one storefront opening in
Landlord-provided exterior walls. Generally, Landlord provided side
walls and rear walls have openings for storefronts. These spaces are
corner locations or are located in freestanding buildings where spaces
may have multiple openings. Tenants in these spaces are required to
provide appropriate storefronts and displays for all openings. Primary
store entrance shall be at a front façade or at a corner.
3. Tenant doors shall be storefront-type aluminum and glass. Tenants
may not use hollow metal doors.
4. except at all-glass storefront designs, a minimum 12-inch high base
(bulkhead) of high quality, durable material, such as stone, ornamental
ceramic tile, architectural pre-cast concrete or storefront-metal,
must be provided underneath all storefronts and display windows.
The base must be integrated into the storefront design. The base
shall be designed so that tenant slab is not visually exposed to the
exterior. A high quality base or wainscot material shall be used at the
base of opaque walls, to a height equal to or higher than the bulkhead.
Wall finish shall not extend down to grade.
5. Storefronts are recommended to be recessed a minimum of 8” from
Landlord exterior face of stud. Landlord shall provide hardscape to
the extent of Landlord architectural finishes. Tenant shall be required
to provide all finishes and hardscape to meet up with Landlord’s scope.
Storefronts may project beyond landlord wall (pop-out) subject to
landlord approval.
6. storefronts may be laterally braced to the overhead structure within
the Tenant space, but no connection shall be made to the Landlord’s
structure from above the Landlord’s roof deck.
7. Auxiliary structure shall be provided by tenant to support storefront
and shading elements supported from Tenant storefront or façade.
Any such element is subject to review by Landlord’s structural
engineer for possible impact to building shell structure.
building structural columns located along the storefront must be
integrated into the store design.
Specific Design Requirements
storeFronts AnD FAçADes 25south shore center
Storefront Entrances
1. Sizes and types of storefront openings at Tenant-provided façades
are subject to approval. Entries may not exceed 50% of the overall
length of the storefront without landlord approval.
2. Entry doors must be a minimum of 8’-0” tall.
3. Storefront openings must be able to be sealed for weather purposes.
Sliding doors are permitted with specific landlord approval. Pivoted
sliding doors such as NanaWall are allowed.
4. Tenants must provide a flush transition between their flooring /
hardscape material and the exterior common area hardscape to
meet applicable code requirements. At recessed entrances and
recessed façades and storefronts, Tenant shall provide a hardscape
extending to the Landlord’s line of hardscape. Tenant’s hardscape
shall contrast in a complementary way in color and texture with
Landlord’s concrete sidewalk / hardscape. At entrances, Tenant’s
decorative hardscape may extend beyond the Landlord’s typical line
of hardscape, subject to Landlord approval. Tenant’s vapor barrier
shall overlap Landlord’s vapor barrier where this may occur to create
a continuous barrier.
Glazing
1. opaque material may be used at upper sections of the storefront
above clear glazed areas, but may not exceed 4 feet in vertical height,
and must differ both in color and with Landlord’s wall material. Such
opaque area shall not reduce the glazed area to less than 12’-0” in
height.
2. All glazing shall be double-paned, insulating type, transparent, with
a minimum U-Value of 0.29. Single-paned, tinted, reflective, or
spandrel glass is not allowed.
storeFronts AnD FAçADes26 south shore center
new materials may be introduced along with more sophisticated storefront glazing to provide a contemporary character that is complementary to the center.
A simple but effective façade may be provided using large glass areas featuring merchandise. signage design should complement the composition.
bold color palette at storefront and trim enhance tenant branding, yet maintains the use of existing materials in the center. Storefronts should provide strong iconic character.
A storefront display proportioned to the overall façade strengthens the connection between the store design and merchandise. Infill storefronts can both contrast with and
compliment the existing material and color palette.
A colorful and sleek infill serves as a welcome counterpoint to the existing structure.
storeFronts AnD FAçADes 27south shore center
A butt-glazed system is the most transparent storefront type, and represents the most contemporary façade that would be allowed at the center in Zones 2, 3 or 4.
Large glazed storefront panes and bold signage provide a strong identity. High visibility into the store is provided.
Contemporary glazing details and high quality cutting edge signage are effective components of storefront design. The storefront elements such as louvers and structural components contrast with the surrounding base building.
storefront materials, colors and design are consistent and complementary with the design of the center as a whole.
Storefront window sizes may vary. Larger window panes allow greater visibility into stores, providing greater interest and variety. smaller panes above an 8-foot high primary zone are encouraged.
textured materials are paired with simple yet contemporary massing. Darker or contrasting color trim and ornamental elements provide much needed contrast and variety.
shADe eleMents28 south shore center
Shade ElementsGeneral
Shade elements consist of awnings, canopies, and trellises.
Separate permits are required for each type of overhead shading element.
tenants shall submit separate plans and structural calculations to city of
Alameda.
tenants may provide awnings, canopies and/or trellises within their
storefront openings and at all transparent storefront elements, unless
noted otherwise. Such shade elements should fit cohesively into the
façade and Tenant’s storefront design and shall be reviewed by Landlord
in conjunction with storefront review.
1. At all transparent sections of tenant storefront, an opaque overhead
shading element is recommended. Such element must project
a minimum of 3’-6” out from the glass. Shade elements shall be
designed using durable, high quality materials that are compatible
with the storefront design and surrounding elements. Images of
approved shade elements are provided on following pages. Awnings,
canopies and trellises are to be supported by appropriate tenant-
provided floor-mounted structural steel as part of tenant’s storefront,
and not tied to the Landlord structure or studs.
2. shading elements may be provided by landlord as a free-standing
or ground-supported structure in front of Leased Premises. Tenant
shall coordinate Tenant’s façade design and construction with this
element. Landlord-provided element may be of wood, metal, or fabric
construction. Tenant signage may be suspended or fastened to
Landlord’s shading element only where indicated on Shell Documents.
3. Fire protection beneath awnings and other horizontal projections as
required by code is the responsibility of the Tenant.
shADe eleMents 29south shore center
Awnings1. Awning designs shall be as approved by Landlord’s Tenant
Coordinator.
2. Awning design, color or type should vary between adjoining
tenants. Tenants shall be required to coordinate their proposed
design with Landlord’s Tenant Coordinator to prevent exact
repetition of awning.
3. At sloped awnings, open ends are preferred.
4. Awnings may have valances at Tenant’s option. If provided, valance
shall have a minimum height of 9” and shall be loosely suspended
from edge of awning. Awning may have vertical components in
front of storefronts and façades.
5. Awning frames shall be aluminum tubing, or other more upscale
material, round in section with a minimum diameter of 1-¼”, with a
paint finish. Rectangular tubing is permitted, subject to landlord
approval.
6. Awning frames may be of decorative steel (wrought iron character),
with a paint finish.
7. Awnings shall project a minimum of 3-6” from the outermost face
of adjacent wall or pier.
8. Awnings shall not be continuous across storefront piers, unless
approved by landlord
9. Awning fabric shall be fire resistive and UV resistant; Sunbrella
Firesist, or equal. No plastic or synthetic fabrics allowed.
10. Fire Sprinkler protection must be provided as required by Code.
11. Awnings shall be non-illuminated. Illuminated back-lit awnings
are prohibited.
12. tenant shall provide additional structural steel within the wall stud
cavity as required to support awnings.
13. See Tenant Signage Criteria for sign opportunities and restrictions.
shADe eleMents30 south shore center
Canopies
canopies are distinguished from Awnings by virtue of being
constructed of rigid materials such as glass, metal, or wood.
1. Canopy design shall be approved by Landlord’s Tenant
Coordinator.
2. Canopy design or type may not be repeated by adjoining tenants.
tenants shall be required to coordinate their proposed design
with Landlord’s Tenant Coordinator to prevent repetition of
canopy type.
3. Façade or storefront mounted canopies shall be of metal, wood,
or glass. Glass, if used, shall be of a type that provides shade
(e.g. Laminated with opaque inner-layer, fritted, textured, etc.).
Wood, if used, shall conform to Code requirements.
4. Fire Sprinkler protection must be provided as required by Code.
5. Canopies shall project a minimum of 3’-6” from the outermost
face of adjacent wall or pier.
6. tenant shall provide additional structural steel within the wall
stud cavity as required to support canopies.
7. See Tenant Signage Criteria for sign opportunities and restrictions.
shADe eleMents 31south shore center
Trellises
Trellis designs shall be approved by Landlord’s Tenant Coordinator.
1. Trellis design or type may not be repeated by adjoining tenants. Tenants
shall be required to coordinate their proposed design with Landlord’s
Tenant Coordinator to prevent repetition of trellis type.
2. Façade or storefront mounted trellises shall be of metal or wood
conforming to Code requirements.
3. trellis metal framing may be tube steel, ornamental steel (wrought iron
character) or aluminum, with painted finish.
4. Trellis infill elements shall provide a high degree of shade, preferably
with a decorative pattern.
5. Fire sprinkler protection must be provided as required by code
6. trellises shall project a minimum of 6 feet from the outermost face of
adjacent wall or pier.
7. tenant shall provide additional
structural steel within the wall
stud cavity as required to support
trellises.
8. tenant shall provide elevations
of trellises in electronic format
(CAD) to Landlord.
wAll sconces32 south shore center
General
wall sconces shall be allowed subject to coordination with adjacent
tenants.
state of california building code title 24 calculations are required for
new exterior lighting. Tenants shall submit separate plans and lighting
calculations to City of Alameda.
Tenant wall sconces shall fit cohesively into the façade and Tenant’s
storefront design and shall be reviewed by landlord in conjunction with
storefront review. Sconces shall be commercial grade in quality and size.
Residential scaled sconces are not acceptable.
Generally, bronze and galvanized metal color palettes are recommended.
Other colors are subject to landlord approval.
Wall Sconces
existing sconce
coMMon AreAs 33south shore center
Common Area Modificationstier 1
Modification of common area improvements at internal area (zones 2, 3, &
4) shall be allowed subject to landlord approval and building/fire department
review:
• pole mounted lighting• overhead suspended lighting• landscape lighting• patio rails and dividers• planter pots• Accent landscape planting• Free standing art work• Fire pits• Fireplaces / chimneys• Play-Area & Water Features• Accent paving• Accent landscape planting• chairs, benches, tables, and related furnishings
Building and fire department applications and permits are required as necessary.
patio and terrace railings or dividers shall be provided as required by alcohol
consumption regulations, and may be constructed of materials and elements
allowed by ordinance subject to landlord approval. Acceptable elements and
material include metal, masonry, wood, and glass.
tier 2Modification of bike racks at internal areas (Zones 2, 3 and 4) shall be allowed
subject to Landlord and Planning Department staff approval.
existing bike racks may be relocated, or new bike racks may be added subject
to planning staff review and conformance with existing or suggested models.
existing bike rack design
suggested models for new bike racks
coMMon AreAs34 south shore center
coMMon AreA retAil 35south shore center
Design of any permanent structures shall be complementary with the
Center’s architecture. The use of a traditional aesthetic (such as
a “Neri” kiosk) will be allowable, in addition to more contemporary
designs.
Acceptable types of retailing facilities include vehicles (food trucks),
movable carts (retail merchandising units and food carts), pre-
fabricated and field-built kiosks, tents, children’s rides, and other
similar improvements. Permanent, temporary and semi-permanent
retailing structures and facilities at common areas within zones 2, 3
and 4 shall comply with the following requirements.
High quality materials must be utilized as allowed by the Design
Guidelines.
Music and sound effects shall be regulated by the landlord in
addition to city requirements:
special events - Art Fairs, holiday festivals, and similar events
located on private courtyards and sidewalks that do not include
amplified music are permitted during regular business hours.
Events that include amplified music are permitted between
the hours of 9:00am and 9:00pm subject to compliance with
applicable city noise standards and regulations.
Lighting for night time safety and use must be provided.
Common Area Retail
color MAtriX36 south shore center
Color Matrix AppendixBuilding: 100 200 300 400 500 600 600w 700 800 900 1000 1900X = Location where previously
adopted colors have been applied
Manufacturer DescriptionWood Paint Semi-GlossBenjamin Moore Dakota Woods Green (2139-20) X X X X X X X X X X XBenjamin Moore Wethersfield Moss (HC-110) X X X X X X X X X X XBenjamin Moore Tawny Bisque (1110) X X X X X X X X X X XBenjamin Moore Gingerbread Man (1111) X X X X X X X X X X XBenjamin Moore Tyler Taupe (HC-43) X X X X X X X X X X X XBenjamin Moore Mystic Gold (HC-37) X X X X X X X X X X X XBenjamin Moore Match Existing “Applebee’s” Green XBenjamin Moore Oklahoma Wheat (2160-50) X XBenjamin Moore Nantucket Gray (HC-111) XSherwin Williams Cobble Brown (SW 6082) XBenjamin Moore Toasted Pecan (1209) XBenjamin Moore Amber Waves (2159-40) XBenjamin Moore Apple Crisp (2159-30) XWood Stain - Semi TransparentCabot Oak Brown X X X X X X X X X XCabot Sagebrush X X X X X X X X XCabot 50% Redwood; 50% Oak Brown X X XCabot Golden Husk X XCabot Red Wood X XOlympic Blue Ridge (906) X X XOlympic Russet (705) X XMarqueeBenjamin Moore Beaver Brown (2104-20) X X X X X X X X XBenjamin Moore Toasted Pecan (1209) XBenjamin Moore Match Duranar Cocoa Brown (397F206) XMetal PaintBenjamin Moore Beaver Brown (2104-20) X X XBenjamin Moore Toasted Pecan (1209) X
color MAtriX 37south shore center
To Match Match Valspar Indy Green (395B121) XPlaster/PaintBenjamin Moore Nantucket Gray (HC-111) X X X X X X X X X X XBenjamin Moore Oklahoma Wheat (2160-50) X X X X X X X X X X X XBenjamin Moore Tawny Bisque (1110) X X X X X X X X X X X XBenjamin Moore Gingerbread Man (1111) X X X X X X X X X X X XBenjamin Moore Lenox Tan (HC-44) X X X X X X X X X X X XBenjamin Moore Mystic Gold (HC-37) X X X X X X X X XBenjamin Moore Wethersfield Moss (HC-110) X XLa Habra Match Approved Sample (X71527) XAwningSunbrella Navy X X X X X X X X X X XSunbrella Forest Green X X X X X X X X X X XSunbrella Burgundy X X X X X X X X X X XSunbrella Dubonnet Tweed X X X X X X X X X X XSunbrella Terra Cotta X X X X X X X X X XSunbrella Toasty Beige X X X X X X X X X XSunbrella Brass X X X XSunbrella Fern X X X XSunbrella Periwinkle X X X XSunbrella Crimson Red XSunbrella Mediterranean Blue XConcrete Base/Split-Face CMUDavis Davis Adobe X X X X X X X X X X X XCalstone Gold #149 (Split Face CM) XStorefront FinishValspar Brandy Wine (394F186) X X X X X X X X X X X XValspar Indy Green (395B121) X X X X X X X X X X XValspar Coca Brown (397F266) X X X X X X X X X X XValspar Seawolf (397A614) XTo Match Dark Bronze Anodized XTo Match Clear Anodized Finish - Class 1 XGlazed CMU (Astraglaze)
Building: 100 200 300 400 500 600 600w 700 800 900 1000 1900
color MAtriX38 south shore center
AstraglazeOcean Blue Tile - Captain’s Blue #387
GroutX
Light FixtureMedium Bronze (To Be Submitted For
Approval)X X X X X X X X X X X X
Prefinished MetalAespan Coolweathered Cooper X X X X X X X X X X XAespan Matte Black X X X X X X X X X X XAespan Cool Forest Green XTile
Fireclay ‘Colonia’
Jade Green, Emerald Green, Craftsman
Green, Aqua Gloss - 25% Each - 6x6 -
Forest Green Grout
X X X X X X X X X X X
Fireclay ‘Colonia’
Honey Gloss, Cinnamon, French Roast,
Mahogany - Random Mix - 6x6 - Mocha
42 Grout
X X X X X X X X X X X X
Fireclay ‘Colonia’
Clear Lake, Cobalt Blue, Matte Monterey
Bay, Med Blue Gloss - Random Mix - 6x6 -
Pearl Gray 19 Grout
X X X X X X X X X X X X
ENHANCED COLOR PALETTE - COLORWAY 1Benjamin Moore Superwhite (102)Sherwin Williams New Colonial Yellow (SW 2853)Benjamin Moore Avon Green (HC 126)Benjamin Moore Rocky Coast (Classic 1595) Benjamin Moore Black (BM 1080)ENHANCED COLOR PALETTE - COLORWAY 2Benjamin Moore White Dove (OC-17)Benjamin Moore Stuart Gold (HC-10)Sherwin Williams Graphite (Classic 1603)ENHANCED COLOR PALETTE - COLORWAY 3To Match Galvanized metal (at light fixtures)
Building: 100 200 300 400 500 600 600w 700 800 900 1000 1900
signAge criteriA 39south shore center
Signage Criteria
Signage is governed by a separate Signage Criteria Document. It is attached at the end
of this document to facilitate comprehensive review. A separate sign permit process is in
place and shall be followed by applicants independent of Design Review.
eVents40 south shore center
Events at Zones 2, 3 and 4
Family friendly and community focused events are designed to support
and attract the Alameda community as well as a regional audience from
neighboring communities with a greater goal of driving commerce to the
business owners of Alameda, not only at south shore center, but also
along park street and other business districts attendees would pass on
the drive to and home from South Shore Center.
Art Fairs, holiday festivals, and similar events located on private
courtyards and sidewalks that do not include amplified music are
permitted during regular business hours. Events that include amplified
music are permitted between the hours of 9:00am and 9:00pm subject
to compliance with applicable city noise standards and regulations.
Events may include but are not limited to:
• holiday ice skating rink
• Food trucks
• 4th of July Fair
• beach Activities
• open Air Markets
• seasonal Vendors
• Farmers Market
• car shows
permitted outdoor activities shall be prohibited within 200 feet of the
Willows Condominiums.
events located at parking lots shall be subject to city controls outside
of this document.
ApplicAtion AnD ApproVAl process 41south shore center
Application and Approval Process
Applications to modify the exterior of south shore center in zones 2, 3 and 4 shall meet these requirements.
landlord submittal
Proposed tenant modifications shall be submitted to the Landlord for initial review. Applications approved by the Landlord shall then be submitted to City of Alameda Community Development Department. Such applications shall bear a Landlord stamp indicating Landlord approval.
city submittal
proposals to modify the exterior of south shore center within zones 2, 3 or 4 shall be submitted for city of Alameda community Development Department Staff level review and approval as follows:
Applications bearing a landlord approval stamp shall be reviewed for compliance with the approved south shore center interior zone Design Guidelines. Applications consistent with the Design Guidelines shall be approved with no further submission or public hearing required.
An initial planning Department submittal may be made prior to submitting complete documentation to the building Department, however, planning staff shall review a subsequent submittal for conformance with initial application.
The following modifications are categorically not allowed under the Design Guidelines:
1. Modifications located within Zone 1 (These are subject to the
traditional Design Review process).
2. Increases in current maximum building heights. Architectural
features that are higher than adjacent parapets are not allowed if
such existing parapets are already at the maximum building height.
3. Changes in approved zoning uses.
Applications failing to comply with the Design guidelines shall be revised for resubmission to landlord and city, or Applicants shall have the right to appeal to the planning board via the normal city Design Review process.
Detailed Application requirements
Applications to modify the exterior of south shore center within zones 2, 3 and 4 shall bear an approval stamp from the Landlord. Applications shall include the following as a minimum:
± Site Plan: Indicating the location within Zone 2, 3 or 4. If a “pop-out” is being proposed, dimensions of the available clear public common circulation area shall be indicated. A minimum width of twenty feet (20’) or two lanes totaling twenty feet (20’) are required.
± Building Elevation(s): Elevations at a minimum 1/8” = 1-foot scale of the proposed modifications including the building elevation of each tenant to either side.
± Color and material sample board: Minimum 11” x 17” with colors and materials identified.
± Wall section: Required if modifications extend beyond the face of the existing building.
± Floor plan
building and Fire Department requirements
Submit for building permits as required by building and fire departments.
MeMo to stAFF42 south shore center
Memo to Staff
Detailed requirements index
± Design Zone Plan pg. 13
± Design Characteristics pg. 16
± Materials pg. 19
± Colors pg. 20
± Storefronts & Façades pg. 24
± Windows/Glazing pg. 25
± Awnings pg. 29
± Wall Sconces pg. 32
± Common Area Modifications pg. 33