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Walkable mixed-use neighborhoods provide the basic building blocks for more livableand environmentally sustainable cities. Design plays a vital role in their creation. At a large scale, the arrangement of complementary land uses and transportation can inuence how easily people can walk to local destinations or transit. At the scale of the street, landscaping and street-facing building entrances and windows create attractive places that support neighborhood life and discourage crime. At the scale of the building, porches, overhangs and other architectural features oer protection from heat and rain, and reduce energy use. Quality design is a necessary accompaniment to the urban settings and densities anticipated by the General Plan. Good design inuences how people perceive a neighborhood or city. Design can make shopping districts vibrant and make residential neighborhoods more welcoming. An essential ingredient is how buildings face streets, parks and plazas. Do buildings help make streets more active? Do windows create the possibility that someone can watch, and therefore discourage unwanted behavior? Do buildings frame the street spatially? And do they communicate that Watsonville is a unique place? The design of streets also inuences community life. Streets can do much more than merely move trac. Residential streets can provide a safe place where neighbors come together and where children play, but they must be designed to calm trac. Streets with retail and community activity provide a stimulating place where people come together to participate in community life. Streets are also a place where residents can enjoy scenic views as part of their daily lives. The Urban Design and Human Scale Element seeks to establish functional relationships that foster healthy communities, add economic value, and enhance Watsonvilles aesthetic character. These objectives are essential, not only for the well-being of Watsonvilles residents, but also as an important ingredient for attracting and retaining businesses.

Community Concerns

Based on public input at workshops and open houses, the following major issues were established as critical improvements to maintain a healthy community.
City beautication eorts should be intensied. Plans for adding street trees to existing arterials and boulevards should be provided. Improve walkability in districts with highest potential to benet from enhancements, particularly in the downtown, Freedom Blvd. corridor, East Lake Avenue, Walker Street, and other areas and streets as identied. Enhance pedestrian passage and experience on streets by widening sidewalks and/or adding landscaping to provide a buer from trac. Encourage new residential development patterns to be more inviting to pedestrians by encouraging walkable neighborhoods and street-facing architectural elements, including front porches. Encourage placement of garages behind housing and/or place less emphasis on cars in the front of homes. Conserve views valued by the community, particularly of open space, mountains, and wetlands.


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Conditions & Considerations

Walkable Districts Communities must be pleasant places to walk, if we want people to reduce their use of cars. Walkable districts represent the basic building block for a city that is more sustainablesocially, environmentally, and economically. Walkable districts mix complementary uses, maintain reasonable walking distances, and bring building entrances and facades to the street. Conveniences and recreation can be walked to easily, along safe and attractive routes. This traditional pattern presents a sensible alternative to auto-reliant development that separates housing and jobs from conveniences and transit, exacerbates trac congestion, creates social enclaves, and consumes more land.

Livable Streets Streets set the stage for many dimensions of community life. Streets that are lined with trees, sidewalks, building entries and windows make walking more attractive whether for errands or recreation. Well-designed streets also make it easier to meet neighbors and partake in community life. Their character can also have a profound eect on the image and identity of a city or neighborhood.



Neighborhood Scale and Walkability. With segregated uses (top), walking is discouraged as trips tend to be more circuitous
and often converge along heavily-traveled collector streets. Complementary uses set with and interconnected street network (bottom) bring together essential aspects of community and minimizes reliance on the car.


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Street-Facing Architecture Streets are more attractive and safe when they are lined with building entrances and windows, rather than parking lots or blank garage doors. By minimizing front setbacks, buildings contribute activity and informal surveillance to the street, which encourages walking. Porches provide families with a protected place where they can engage in neighborhood life. By reducing setbacks, buildings also establish a more intimate and village-like scale. Established areas that lack pedestrian-supportive architecture can transform over time through inll, intensication, and redevelopment.

Street-facing Architecture. Streets lined by blank walls and parking lots (left) can feel unsafe and uninviting and can
discourage walking even when local conveniences are nearby. Street-facing buildings line pedestrian routes with entrances and windows thereby contributing to neighborhood activity, informal surveillance, and visual interest.

Livable Community Residential Design Guidelines The creation of more walkable districts with street-facing architecture is also addressed in Watsonvilles Livable Community Residential Design Guidelines. The Urban Design and Human Scale Element elevate many concerns within the Livable Community Residential Design Guidelines to General Plan policy, as well as adding additional provisions for non-residential areas.



Corridors-Boulevards Aging strip commercial properties along Freedom Blvd., East Lake Avenue, Main Street (between Freedom and Pennsylvania), and Walker Street represent opportunities for future inll and redevelopment. Change and intensication of these areas can be shaped to create mixed-use boulevards, which can oer a range of shops and services and encourage walking for many trips. Street trees and other enhancements can help beautify these frequently traveled routes.
Example. Mixed-use development potential along corridors.

Transforming Major Corridors. Many General Plan policies encourage the transformation of existing strip commercial

corridors into mixed-use boulevards to bring conveniences closer to residents, deliver needed housing, and support transit.


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Downtown Revitalization Watsonvilles downtown represents not only the heart of the community, but a location where an intense sense of community can be generated by strengthening its array of cultural and retail destinations, and by encouraging urban housing. The downtown contains many assets including historic buildings and uses with higher intensities. The downtown also has vacant lots and nondescript lowrise buildings that, over time, might be replaced with urban uses that can contribute to the areas vitality A Sense of Place Watsonville has a unique heritage that is rooted in its climate, topography, history and cultural traditions. Private development and City actions can reinforce and enhance Watsonvilles unique character. Another dimension of place making is the ways that buildings and public space relate: buildings should create coherent and well-shaped public spaces, and shield public spaces from parking lots and other features that dilute activity and urban form along streets, parks, and plazas.

City Beautification and Scenic Resources Watsonvilles aesthetic character is vital to community pride and its attractiveness to visitors and businesses. Scenic resources play a special role and consist of Watsonvilles natural and agricultural environs, as well as its historic buildings and districts. Diversity in Housing Diverse housing represents an important ingredient for the social and economic health of a community, by supporting a wider range of industries, shops, and services with diverse housing opportunities, Watsonville also makes it possible for individuals to remain in a community during all of their stages in lifeas young adults, as parents with children at home, and in retirement. Holistic Design Every increment of construction should be made in such a way to make the City whole. Each individual action should consider (with regard to its contribution) creating more livable places and a more livable city.



Figure 4.1 Downtown Concept






Downtown Concept. The transformation of Downtown Watsonvile can continue by encouraging attractive infill projects

and through the strategic arrangement of destinations and parking. (This image is for illustrative purposes only. Location of uses are subject to future study.)



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Goals, Policies, and Implementation

Goal 4.1 Design and Develop Walkable Districts. Encourage pedestrian-friendly neighborhoods, a vibrant downtown, and great streets, parks and plazas, by leveraging public investments and guiding private actions. Safe and comfortable settings should be a goal in both urbanized and new growth areas. Policy 4.1.1 The City should encourage the integration of complementary land uses within walking distance of each other, as is provided for in the Land Use Element of this General Plan. Implementation 4.1.11 Pedestrian Supportive Zoning and the Livable Community Guidelines. The City should amend existing zoning ordinances to support the creation of pedestrian-supportive development consistent with provisions of the General Plan and the Livable Community Design Guidelines. 4.1.12 Pedestrian Connections. The City should encourage pedestrian circulation networks that provide relatively direct connections between homes and jobs and the retail, civic, or other facilities that can serve them. The City should require sidewalks as part of all street improvements, preferably with street trees between the curb and the primary path of pedestrian movement. Within new growth areas, the City should encourage local circulation patterns that distribute trac among multiple routes and avoid the use of heavily traveled collector streets.



4.1.13 Street-Facing Buildings. In residential, retail, oce, or mixed-use areas, zoning revisions and design guidelines should encourage buildings that abut streets and trails in a fairly continuous way.

Street-facing Architecture. In the Downtown and along

corridors, mixed-use buildings are encouraged to provide needed housing and desirable retail conveniences.



4.1.14 Mitigating Parking. Parking lots, garage doors, loading zones, and mechanical equipment should be set back away from streets and trails. Along a street or trail, parking can be set below buildings but should not be conspicuous.

Mitigating Parking. Building entrances, windows, and

activity can be placed closer to the street when parking is placed behind or below buildings.


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4.1.15 Street Frontage. Buildings should be set forward and contain windows and building entrances that face streets and trails. Blank walls should not face streets or trails. Not all buildings need to address a street or trail, as long as the frontage along streets provides a satisfactory walking environment through the use of building fronts and landscaping. (See tables 4.2, 4.3, and 4.4 below.)
Street Frontage. Street-facing facades should have adequate
street-facing entrances and fenestration (lower right).

Figure 4.2 Suggested Front Setbacks for Buildings (minimum and maximum)

Figure 4.3 Suggested Extent of Windows and Doors within Street-Facing Facades (minimum area)

Figure 4.4 Suggested Sreet Frontage Requirements (measured as a percent of the length of each parcel line that abuts the street) k



4.1.16 Building Entrances. Building entrances that do not connect directly to a street or trail, should be accompanied by a pedestrian path that leads directly to a street or trail. Goal 4.2 Contextual Design. Protect Watsonvilles agricultural and architectural heritage and, in all improvements, encourage a sense of place that is rooted in Watsonvilles unique climate, topography, history, and cultural traditions. Policy 4.2.1 The City should encourage designs for buildings and landscapes that complement Watsonvilles unique setting, character, and ecology, and should implement this policy objective through: revisions to its zoning, design review requirements, and/or through the development and application of special studies and design guidelines. Implementation 4.2.11 Climatic Response. The City should encourage building designs that respond to Watsonvilles climate to increase human comfort, reduce energy use, and energy system costs. Awnings, arcades, trellises, eaves, and/or recessed windows should be used, and should have greater depth than is typical to maximize protection from the sun and rain. Building entrances should always be covered by being deeply recessed, or by being accompanied by an overhanging roof or porch. At least one operable window should be provided in all rooms with exterior windows. Windows, light shelves, and skylights are encouraged for lighting interior spaces. HVAC equipment should be shaded. Deciduous shade trees are also encouraged near south- and west-facing facades, to block summertime sunlight while admitting sunlight in the wintertime.

Climatic Response. Awnings, arcades, trellises and deep

window openings respond to Watsonvilles climate and are an important part of the Citys historic tradition.


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4.2.11 Aesthetic Compatibility. While it is not the Citys desire to insist that new architecture follow historic precedent, it is expected that design responses to Watsonvilles climate and geography will make future projects sympathetic to Watsonvilles cultural heritage. Whenever new development is proposed immediately next to historic buildings or existing neighborhoods, or when a project is adding to or remodeling an existing building, the City should seek a heightened level of visual harmony through the design review processrelative to materials, proportions of openings, roof form, and transitional mass and scale. In all instances, mirrored glass should be avoided, and the visual impact of parking, garages, mechanical equipment, and refuse contains should be mitigated. Specic provisions for residential buildings are listed below and in Watsonvilles Livable Community Design Guidelines. 4.2.12 Sense of Permanence. Exterior materials should be durable. Exterior materials that are obviously simulated should be avoided. Materials should be properly detailed, to improve their appearance and extend their life, and to avoid conditions where veneers are revealed. 4.2.13 Ecological Site Design. The site design and landscaping for new development should address the need to lter pollutants from stormwater runo. Stormwater quality features are preferred, which reveal the areas unique topography and native vegetation. Specic strategies are discussed in the Natural Resources Element.

Goal 4.3 Good Urban Form in the Downtown and Corridor Areas. Protect Watsonvilles agricultural and architectural heritage and, in all improvements, encourage a sense of place that is rooted in Watsonvilles unique climate, topography, history, and cultural traditions. Policy 4.3.1 The City should initiate and implement initiatives to encourage a downtown that is more vibrant and is more welcoming at all hours of the day and night. Specic objectives include: increasing retail-entertainment activity; encouraging higherdensity mixed-use residential projects; adding visitororiented uses; supporting a greater range of civic and cultural activities; improving the safety and comfort of pedestrians; and targeting uses and activities that appeal to a wider range of Watsonvilles residents (for more discussion on Downtown and Corridor Areas refer to pages 3-40 to 3-45 and policy 3.1.2 on page 3-47). Implementation 4.3.11 Downtown Area Plan. The City shall update the area plan for revitalizing and intensifying Watsonvilles central business district (CBD) according to policy 3.1.2 and its implementation actions. 4.3.12 Urban Form. The downtown should oer an attractive urban environment, with pedestrian-friendly streets and a high level of special enclosures created by taller buildings built close to the street. Buildings should be built at or near streetside property lines. Active interior space should have windows that face the street, and should not be elevated more than 5 feet above the street. If parking is visible below the active ground-oor, it should be visually mitigated. Highly fenestrated commercial uses are preferred at ground level within the downtown. For pedestrian-supportive street features, see the Transportation Element.



4.3.13 Parking. The City should encourage comprehensive strategies for parking in the downtown, where walk-to destinations, transit use, and shared parking opportunities will reduce demand for parking. The General Plan endorses reducing parking requirements to under one parking space per unit. Reductions in parking demand shall be studied further and reduced parking requirements shall be codied. In particular, the City shall investigate, develop and implement shared use parking measures to reduce parking needed and to more eciently utilize present and future parking. The City should also consider planning and nancing the creation of multi-level parking garages as a way of supporting development on smaller parcels and of yielding eciencies associated with shared parking.

Policy 4.3.2 The City should implement initiatives for the Freedom Boulevard and East Lake corridors, portions of Main Street (between Freedom Boulevard and Pennsylvania), and Walker Street. The initiatives should seek to transform these corridors into mixed-use boulevards by: encouraging new development with street-facing buildings, encouraging active uses within the ground oors of such buildings, establishing pedestrianfriendly streetscapes with strong civic identities, and addressing economic realities for retail and mixeduse. Implementation 4.3.21 Corridor-Boulevard Area Plans & Design Standards. The City should develop area plans for portions of the Freedom, East Lake and Main Street corridors, where mixed-use boulevards are desired. Each corridor area plan should be comprehensive and integrate retail, housing, transportation, parking, urban design, recreation, historic resource and economic considerations. The City should develop design standards to guide the future character of mixed-use boulevards. For additional discussion, see policy 3.1.1 on page 3-46. 4.3.22 Corridor Urban Form. Corridors should oer an attractive urban environment, with a high level of special enclosures created by taller buildings built close to the street as described in 4.1.13, Street-Facing Buildings. Active, wellfenestrated commercial buildings are preferred along the ground-level of these mixed-use corridors/boulevards.


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4.3.23 Street Design. Streetscapes that support mixed-use development along corridors should be encouraged. The phasing of new development and street improvements should be coordinated. 4.3.24 Housing in the Corridors. The City should solicit the interest of mixed-use and residential developers who have demonstrated a commitment to urban housing of a high quality. Promotional materials might describe each corridors unique advantages, the demographics and buying power within its market area, and a proforma of generic development opportunities. Additionally, clear design guidelines and a pattern book of preferred housing types should be developed.

Transforming Major Corridors. Many General Plan policies encourage the transformation of

existing strip commercial corridors into mixed-use boulevards to bring conveniences closer to residents, deliver needed housing, and support transit.



Goal 4.4 Good Urban Form Through Residential Design. Foster good urban form in the City through residential design. Policy 4.4.1 The City should revise zoning provisions, the Residential Development Standards, and other policies to maintain the scale and character of established neighborhoods, and create new neighborhoods consistent with the provisions of the General Plan and Watsonvilles Livable Community Design Guidelines. Implementation 4.4.11 Relations of Buildings to Street. Every residences front facade should face a street, public trail, or landscaped walkway; and street frontages should be addressed by front facades. The front faade should include a clearly dened primary entrance that includes a porch, stoop, or fenestrated vestibule. The visual impact of parking, garage doors, mechanical equipment, and refuse containers should be mitigated. 4.4.12 Infill Housing. In Watsonvilles established neighborhoods, inll housing should be of a similar scale, orientation, and form as nearby structures, except when adjacent to Watsonvilles downtown and corridors/boulevards where higher density building types may be appropriate. Accessory units, duplexes, and triplexes should be considered acceptable solutions for maintaining the scale of singlefamily areas, while allowing additional density.
Residential Entrances. Residences should be accessible

directly from a street or from a path that connects directly to a street. (Illustrations assume mid-block or alley parking.)


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4.4.13 New Growth Areas. See discussion in the Land Use Element on the New Growth Areas and on page 3-45 under policy 3.4.1. 4.4.14 Integration of Parks, Trails, and Other Community Facilities. New development should integrate these features as described in the Parks & Recreation Element. Streets should provide convenient physical and visual access to these community features. New projects should also face building entrances and windows toward these features to provide informal surveillance. Front facades should face into parks, and townhouses and apartments should be used to enclose parks spatially and put residents who have little or no yard adjacent to parks.



Goal 4.5 Good Urban Form Through Employment Area Intensification. Foster good urban form in the westside employment area of the City through intensication of land use and application of design guidelines. Policy 4.5.1 The City shall promote strategies and programs that encourage intensication within its westside employment area, as new development and redevelopment occur. At the same time, the City should celebrate through design its connection to agriculture and recognize the importance of agricultural processing to the local economy. Implementation 4.5.11 Flexibility. The City should encourage buildings that can be adapted to allow industrial uses to intensify and/or give way to oce or research & development uses. Development plans should identify opportunities to insert mezzanines or additional oors, and to accommodate potential future buildings within the site. 4.5.12 Building Orientation. On Beach Street, Riverside Drive, and the future trail along Watsonville Slough, new construction should place an attractive front faade and building entrance. Administration, oce and research activities should be placed along front facades to increase opportunities for windows. 4.5.13 Street Design. New projects should help implement provisions within the Westside Streetscape Plan.
Employment Intensification. Many existing industries have
relatively low intensities (top), and may present opportunities for more intensive future employment such as: industrial with administration or research space at the street (middle), or office space (bottom).


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Goal 4.6 Design and Create Good Urban Streets. 4.6.13 Sidewalks. Foster good urban form through designing and Sidewalks should be provided along building streets with the needs of pedestrians in mind. all public streets. They should be ADA compliant and provide a clear path for Policy 4.6.1 The City should promote streetscapes pedestrians, uninterrupted by utility boxes, that provide comfortable environments for poles, re hydrants, or other features. pedestrians, accommodate cars, and are attractive reminders of Watsonvilles pride. 4.6.14 Alleys. The City should develop standards for Implementation alleys as they oer an ecient way to service and park street-facing buildings 4.6.11 Street Standards. with windows, entrances and smaller Street standards should be adopted that setbacks. balance the needs of vehicles and pedestrians, and support adjacent land uses through 4.6.15 Traffic Calming. their design. Streets should be pedestrianThe City should continue to support friendly with street trees, adequate sidewalks, trac calming activities for the protection and decorative light xtures. Travel lane of pedestrians. widths and intersection curb radii should not exceed the minimum acceptable for the 4.6.16 Tree Planting. streets function. Standards for street design The City should pursue a Citywide appear in the Transportation Element. program of tree planting. Street trees Specic provisions for residential streets should be placed between the curb and are also contained in Watsonvilles Livable sidewalk. Trees should have prepared Community Design Guidelines. soil, drainage, and irrigation for their continued health. Street trees should be 4.6.12 Street Networks. not more than 40 feet apart or as advised Where new streets are called for, street by a qualied arborist. Trees should alignments and connections should provide maintain visual clearance at intersections reasonably direct routes to local destinations, and other public safety concerns. such as retail and community facilities; pedestrian paths may be used to create 4.6.17 Street Lights. these direct routes where streets are not The City should review existing street feasible because of existing development or lighting standards from the perspective topography. New street networks should of pedestrian comfort and community connect with and extend the street pattern of identity, and identify ways that street established areas, where practical. Street stubs lighting can attain a more traditional form should be provided at interior property lines, and scaleespecially in the downtown, where a future need to circulate through a along corridors, and in residential parcel is anticipated. Additional standards for neighborhoods. street circulation appear in the Transportation Element.



Goal 4.7 Preserve Scenic Resources. Encourage preservation of important City vistas, particularly of natural, historic, and agricultural heritage features of Watsonville. Policy 4.7.1 The City should seek to preserve and enhance visual enjoyment of natural and historic features within Watsonville, as well as the enjoyment of natural and agricultural areas that surround the City. The City should also control the character of visually prominent locations, such as gateways into the City, and the end of important urban vistas. Implementation 4.7.11 Natural Resources. Natural resources shall be conserved and enhanced as provided for in the Natural Resources Element. 4.7.12 Gateways. The City should design and implement signage and landscaping for major points of entry into the City, as identied in Figure 4.5 Gateways and Vistas. 4.7.13 Vistas. The congurations of major streets give some parcels exceptional visual prominence, as described in Figure 4.5 Gateways and Vistas. The visual sensitivity of projects proposed in these locations should be considered during design review. 4.7.14 Historic Resources. The City should endeavor to conserve and enhance its historic resources through context-sensitive design, as provided for within the Historic Element. Fences should complement and should not obscure historic resources.


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Figure 4.5 Gateways and Vistas

Gateways and Vistas. Unique visual opportunities are created when entering

town from the countryside (gateways) and views where major streets bend (vistas).



Goal 4.8 Aesthetically Pleasing Signage. Encourage use of signage and waynding markers that are aesthetically pleasing. Policy 4.8.1 Signage. The design review process shall be used to ensure that signs (materials, size, color, lettering and location) are aesthetically pleasing and compatible with the surroundings. Implementation 4.8.11 Conditions on Development. Conditions should be placed on proposed development to ensure that Design Review Guidelines for signs and advertising criteria are followed, and that criteria for specic zoning districts are implemented. 4.8.12 Uniform Sign Program. In order to discourage visual clutter, the City should require integrated sign programs for projects with multiple business tenants. 4.8.13 Modify Sign Ordinance. The City shall update the sign ordinance.

Goal 4.9 Encourage Design Quality. Enhance and expand development project review procedures to ensure conformance with policies that encourage appropriate relationships among buildings, parking, streets, and open space, and elevate the quality of construction and design. Policy 4.9.1 Development project review procedures should continue and expand consideration of appropriate relationships among buildings, parking, streets, and open space, and seek to elevate the quality of construction and design. Implementation 4.9.11 Project Review. Project proposals for non-single-family uses should undergo development review according to chapter 14-12 Part 4 of the Watsonville Municipal Code. Project review should apply to new construction, remodeling or renovation projects deemed signicant. 4.9.12 Design Guidelines. Development project proposals should conform with adopted guidelines. Guidelines should contain measurable provisions to provide consistency and streamline the review process. Existing guidelines should be reviewed and, if necessary, modied to be in conformance with General Plan provisions. For some uses, new guidelines may be needed. New guidelines should also accompany future area plans and specic plans.


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4.9.13 Design Factors. The design review process should encourage projects that support General Plan goals and policies, respond appropriately to context, and encourage an attractive and humanscaled architecture and landscaping. Considerations include:
building orientation, with regard

lighting, so as to blend with

architectural style, avoid glare osite or into residences, and provide safe areas; equipment, in an eort to screen through discrete placement; materials, proportions of openings, and roof form, and transitioning mass and scale; and, suggesting stylistic considerations.

antennae and mechanical

neighborhood character, relative to

to front faade, entry, privacy, views, solar access, trees, and topography;

pedestrian movement, for safety,

historic adjacencies and additions,

convenience and comfort, including the avoidance of blank walls; loading, so as to mitigate its visual and social eects along pedestrian paths; regional and local precedents, color, durability, and ease of maintenance;

parking, garage, equipment, and

exterior nishes, with regard to

landscaping, for enclosure, seasonal

color, erosion control, adequate irrigation, water conservation, and human comfort; character, undergrounding or screening, and coordination with landscaping and pedestrian movement;

utilities, with regard to their