PLANNING AND DESIGN GUIDELINES
FOR BLOCK C
OF THE MT. DIABLO REDEVELOPMENT PROJECT AREA
Adopted by Design Review Commission February 4, 2004
The Walnut Creek Redevelopment Agency has an adopted plan for the Mt. Diablo Redevelopment
Project Area. The Plan identifies broad goals for development within the plan area as whole, and more
specific goals on a block-by-block basis. Block C of the Plan Area, which is located between Main
and Locust Streets and Mt. Diablo and Olympic Boulevards, has experienced the successful
redevelopment of 3 of the original 7 parcels comprising the block—creating the Barnes & Noble
multistory building and The Corners commercial/office project. The design guidelines are intended to
present a framework in which to successfully complete the redevelopment of the remaining four
parcels (APNs 184-060-013, -014, -007, and –008) of Block C in a manner consistent: 1) with the
Redevelopment Plan and 2) with the high-quality development that has already occurred on the block
and on surrounding properties which are also within the Mt. Diablo Redevelopment Project Area
(Plaza Escuela, Olympia Place, Talbot’s).
In order to complete the redevelopment of block, it is unlikely that the remaining four parcels can
successfully develop individually without being in conflict with the Pedestrian Retail General Plan
Land Use Category which states that the area is “Intended to provide an array of retail and personal
service uses that are accessed by people on foot. Generally occurs where central parking lots are
available and on-street parking is limited”. Currently, three of the four parcels have their own
individual parking lots. However, only two of the parcels (the vacant Thrift store at the southwest
corner of the block and Union Bank which is at the northwest corner of the block) meet the current
parking requirement of 1 space per 300 square feet of net rentable floor area. The Traditions Furniture
store site has no on-site parking and the Veteran’s building site is under parked by about 18 spaces.
Regardless, in order to provide a site large enough to support a centralized parking garage for the
block, a consolidation of the parcels would be required.
Most of the existing structures on the parcels that have not yet redeveloped are incongruent with the
surrounding new development in terms of architecture and age. The Union Bank building was
remodeled in the late 90’s, however the project site was originally designed as a destination oriented
structure with an on-site surface parking lot and two driveways that interrupts pedestrian flow and
creates a visual impediment for pedestrian movement. The entrance to the bank is recessed under a
large overhang and there is no architectural treatment that provides visual interest to the pedestrian.
The Veteran’s building, on the adjacent site, is quite dilapidated and additions to the structure over
time have destroyed its original architectural quality. Entrance to the building is via a short flight of
stairs and in order to provide ADA access, a steep ramp has been added to the front of the building,
which also reduces its architectural value.
The vacant Thrift store at the corner of Locust and Olympic was originally designed as a office for a
utility company with only one window at the front of the structure along Olympic Blvd. and a long
blank wall on Locust Street. The site has two driveways, which again interrupts pedestrian flow.
The configuration and size of the four individual parcels makes it difficult for them to be developed
separately in a manner that creates central parking. In addition, the parcel sizes and configuration
reduces the capacity for buildings to be designed in a manner that relates architecturally to the
surrounding new development at Plaza Escuela, Olympia Place, Barnes and Noble and The Corners
project.
Planning And Design Guidelines For Block C
Mt. Diablo Redevelopment Project Area
Page 2
Consequently, the Design Guidelines are intended to provide more specific goals for the development
of the remainder parcels of Block C as follows:
1. Address the four sites comprehensively in terms of site layout, access, and project architecture.
2. Incorporate a public parking garage into the new development.
3. Incorporate pedestrian oriented retail on the ground floor and residential, office or additional retail
above.
4. Create a project that carries forward the high quality architecture and strong pedestrian orientation
of the surrounding new developments—the Corners, Barnes & Noble, Olympia Place, Plaza
Escuela and Century Theatres.
The following standards and guidelines provide direction regarding parking and service access,
building articulation, building placement, building height and landmark elements, pedestrian paths and
open space. In addition the proposed Design Guidelines address the following objectives stated in the
redevelopment plan:
1. Eliminate blighting influences, removes impediments to land development, remove obsolete and
inappropriately designed buildings, and achieve changes in land use.
2. Provide the framework within which restoration of the economic and social health of the project
and its environs will be accomplished by private actions.
3. Stimulate and attract private investment, thereby improving the City's economic health,
employment opportunity, and tax base.
PARKING SERVICE AND LOCATION
The viability of development is improved by providing motorists with convenient parking access that
does not detract from the pedestrian character. The intent of the guidelines is to provide for parking
and service to the four sites while minimizing impacts to both vehicular traffic and pedestrian flow.
Primary parking and service areas shall be from Locust Street or Olympic Blvd. rather than Mt.
Diablo. Driveways shall be a minimum of 50 feet from street intersections, unless otherwise noted.
Loading and service areas should be located behind buildings or designed as a joint use with
appropriate architecture and landscaping. Any new parking garages should incorporate parking space
countdown signs as utilized at the Olympia Place project.
As a general rule, the number of entrances to parking garages and loading/service alleys should be kept
to a minimum and should be located so as not to created conflicts with driveway locations on
surrounding blocks. Where present, these entrances should be designed to contribute to the streetscape
as architectural elements rather than simply as holes or interruptions. One way in which this may be
accomplished is through continuity of sidewalk paving material at curb cut locations. This may require
setting pavers over concrete.
Parking Visibility
To reduce their visual impact, parking should be located underground or in structures away from Mt.
Diablo Boulevard, Locust Street, and Olympic Blvd. as much as possible. For parking structures along
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Mt. Diablo Redevelopment Project Area
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Mt. Diablo Boulevard, Locust Street, and Main Street, retail frontage shall be incorporated into the
ground floor elevation to enhance the pedestrian environment. Highly visible and inviting signs and
other graphic messages directing motorists to parking entrances should be provided.
Service Visibility
Truck loading facilities should be an integral part of the development and should be screened from
public view or designed in a manner that allows joint use and disguises the loading aspect. All exterior
garbage and refuse facilities, mechanical equipment, transformers and utility meters should be
screened in a manner that is compatible with the overall building design and streetscape treatment.
Wherever possible, transformers and other large pieces of utility equipment should be under grounded.
Street Character
Sidewalks are to be between 10 and 30 feet wide, with the plaza spaces at the intersections of
Locust/Olympic and Locust/Mt. Diablo as wide as 40 feet. Per City regulations, trees should be
planted at regular 40-foot intervals to provide shade and to help limit and define pedestrian space.
Other plantings are strongly encouraged to soften the streetscape and provide visual interest, especially
in plazas and other gathering places. These may include flowers and/or small shrubs in planters and
flowering vines on trellises. Water is always a welcome presence creating soft white noise and a sense
of refreshment in an urban environment. Water features may be incorporated in public plazas.
BUILDING ARTICULATION
A pedestrian-oriented retail district is enhanced when building materials and treatments offer visual
interest to the pedestrian. Buildings provide visual interest when they have transparent storefronts,
store awning, varied cornice lines, rhythmic vertical and horizontal elements, interplay with shade and
shadow, and varied texture and materials.
Appropriate building articulation can be established through the following guidelines for commercial
street frontage and architectural treatment.
Street Frontage Treatment
To enhance the pedestrian experience, ground floor spaces should achieve maximum transparency.
Clear, untinted glass should be used to provide maximum visual interactions between store interiors
and exterior public areas. Awnings and signage should be incorporated into storefronts to provide
shade and variation. Blank walls shall be prohibited on pedestrian-oriented retail streets; blank walls
(i.e. those areas where there are no entries or windows) should extend no more than 5 feet along the
street front.
Where the use of glass is not feasible, facades should be designed with the highest quality materials,
such as stone, tile, masonry, brick, and terra cotta, which offer color and variety and are of visual
interest to the pedestrian.
Storefronts should be indicative of the tenancy within; that is, a large retail tenant will have a single
building treatment for its entirety, but will be modulated to respect the traditional store size of
downtown Walnut Creek (40 to 50 feet). The development of a rhythm and scale of fenestration is of
the utmost importance. Generally, the openings in the building façade should respond to the intended
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Mt. Diablo Redevelopment Project Area
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use, as well as to the activity level at the adjacent street. Second story storefronts should incorporate
balconies, overlooks, overviews, and windows that actually provide true views into the second story
spaces.
Architectural Treatment
A building’s architectural treatment should be varied and articulated to create interest and diversity
along public streets. Multiple entrances to larger stores are encouraged. Buildings should avoid the
appearance of monolithic projects.
Buildings should employ the highest quality masonry, stucco, or precast concrete, and include
materials such as stone, tile, brick, and terra cotta as accent features. To add complexity to the
building elevation, they should incorporate architectural elements, such as moldings, cornices, and
recessed and varied fenestration. Mechanical equipment should be screened from view through a roof
design that is architecturally integrated with the rest of the building.
To avoid long and monotonous facades, buildings should employ varied setbacks, horizontal and
vertical elements, fenestration changes, multiple entrances and other architectural devices to break the
massing. The facades should be further modulated every 50 feet or less, consistent with the typical 4050 foot building module of the historic downtown. In general, buildings should complement the
historic downtown’s scale and fabric.
BUILDING PLACEMENT
Building placement can greatly enhance the character of a traditional downtown retail area. Placement
strategies include setting minimum setbacks from the street, using buildings to form a strong street
edge, orienting building and store entries to the street, and anchoring buildings at intersections, using
distinctive architectural elements, plaza features and entries.
The placement of buildings along the street is established through the guidelines and standards for
building setbacks, orientation of building and store entrances, and building corner treatment.
Building Setbacks
Buildings with minimum setbacks define the street edge and provide a pedestrian scale along public
right-of-ways.
Buildings on Mt. Diablo Blvd., Locust Street and Olympic Blvd. should have a variety of setbacks that
seek to satisfy the average setbacks required by the General Plan and zoning regulations, to maintain
the Walnut Creek pattern of setback variety and to create opportunities for public plazas, especially
where in context to surrounding developments.
Orientation of Building and Store Entrances
Street-oriented entrances and storefronts are enlivening; they increase visual interest and generate
pedestrian activity. Continuous retail frontage improves the pedestrian environment.
Buildings and commercial uses should orient their primary entrances to Locust Street, Olympic and
Mt. Diablo Blvds. Buildings and commercial uses are encouraged to have secondary entrances
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Mt. Diablo Redevelopment Project Area
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oriented to an internal courtyard or pedestrian paths. Entrances facing The Corners oak tree courtyard
as well as pedestrian access to the courtyard are highly desired. Larger tenants should have multiple
entrances, especially for stores located at corners, to encourage pedestrian use.
Corner Treatment
The most visible buildings are those at intersections. Their forms can create focal points. Angled (or
rounded) corners on buildings at intersections enhance pedestrian flow around building corners,
encouraging pedestrian activity along both building faces. Buildings at street intersections should use
distinctive architectural elements and pronounced articulation. Both the Mt. Diablo/Locust Street and
the Locust St./Olympic intersections should have buildings that incorporate strong architectural corner
treatments. In addition, the Locust Street/Olympic Blvd corner needs to relate contextually to the
plazas at the three other corners, which include the two fountains at Plaza Escuela and the covered
courtyard at Century Theatres.
BUILDING HEIGHT
Guidelines for building heights establish a scale for a retail district and lend character to a street.
Landmark elements, such as tower elements, distinguish an area and create focal points. They draw
attention to an area and attract the street traveler.
According to the Walnut Creek General Plan, the maximum building height for the block is 35 for
those parcels fronting onto Mt. Diablo and 50 feet for the remaining parcels.
Upper-story Setbacks
Upper story setbacks assure that a building maintains a scale consistent with the low-rise buildings in
the downtown area. The upper stories of buildings (above 35 feet) should step back a minimum of ten
feet from the setback line or the building face. Any parking garage stories above ground floor uses
should step back at least 15 feet along Locust Street to prevent the garages from becoming too strong a
presence in a pedestrian environment. Setbacks should be accompanied by architectural expression..
Landmark Elements
Landmark elements are suggested at important view corridors, at prominent intersections or mid-block,
to create visual interest. They employ distinctive building forms, or other architectural or landscape
devices. They can be incorporated into a building or be freestanding.
The corners of either Locust Street and Olympic or Locust Street and Mt. Diablo offer prime locations
for a landmark piece of artwork, a fountain, a plaza or/or landscaped element. Vertical circulation from
the garages or midblock pedestrian pathways offers a second opportunity to create landmark elements.
PEDESTRIAN/BIKE PATHS AND OPEN SPACE
Continuous pathways on streets and into developments enhance the pedestrian environment. Active
storefront uses along sidewalks and outdoor spaces that complement pathways and abutting uses add
vitality. Sidewalk widths should be consistent with surrounding development, especially on Locust
Street where an average 15’ wide sidewalk should be incorporated to offset the large mass of building
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Mt. Diablo Redevelopment Project Area
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on the west side of the street. If the sidewalks are too narrow, it will create a “canyon” appearance or
effect.
Pedestrian Linkages
Prominent pedestrian linkages activate the site and connect it to adjacent uses.
The heritage oak tree at the center of Block C (on The Corners project) was preserved and enhanced
with a pedestrian walkway called Oak Lane and a patio underneath the tree. Oak Lane is accessed off
Mt. Diablo. The tree and patio area could become an interior focal point for all of Block C, by
providing another pedestrian pathway from Locust Street or Olympic Blvd., thereby creating a
continuous walkway and view corridor for the tree.
Open Spaces/Courtyards
Open spaces, courtyards, and pedestrian respites offer relief from the bustle of the street and are
gathering places for people. Active and safe open spaces, courtyards and pedestrian respites have
distinct edges. They are integrated with surrounding uses and complement them. They offer
attractions for pedestrians, such as fountains, seating, and shade. The fountain plazas at Broadway
Plaza and Plaza Escuela are examples of successful open space/courtyards downtown.
Open spaces, courtyards, and pedestrian respites should employ high-quality materials such as those
used at the fountain plaza at Broadway Plaza and at Plaza Escuela. The materials should complement
the mix of materials and street furniture already in use in Walnut Creek’s downtown.
IMPLEMENTATION
The four parcels should be developed under one comprehensive plan or by a single developer in order
to create central parking and massing and architecture similar to surrounding development in the
Redevelopment Project area.
Any application for design review required by the Walnut Creek Municipal Code shall be reviewed
and approved, conditionally approved or denied by both the Design Review Commission and the
Agency. No application for design review shall be approved unless the Design Review Commission
and the Agency find either that (1) the application is consistent with these Guidelines, (2) the proposed
deviation from these Guidelines would result in a superior implementation of the Redevelopment Plan
or (3) strict application of these Guidelines would result in a taking of property without compensation
in violation of the United States Constitution."
H:\1-SM (Sandra Meyer)\Block C - Mt Diablo Redev Proj Area\DESIGN CRITERIA FOR BLOCK C Final.doc