Chapter 22.64 DESIGN GUIDELINES

(a) A city’s character is determined by the collective images created by its architecture, streets, parks, shops, open spaces, public art, and buildings. These features reflect the concerns of the citizenry and the image the citizens have of their community. Whether planned or happenstance, the results are a reflection of, and in turn, reflect upon the image the citizens present to themselves and to outsiders.

(b) Good designs are not expensive. The final results are not more costly to build than poorly conceived, badly designed developments, and in fact, may cost less to build and operate. An appropriately scaled building with enhancing facades, signage, color, and ornamentation can provide the same interior square footage as an ill-conceived rectangular box – and may even be more functional and efficient.

(c) Good designs result from a process that includes forethought, planning, standards, examples, critical reviews, and consequence. The purpose of this chapter is to define and illustrate those features that the community finds to be worthy of emulation when the design of new projects is undertaken.

(d) These guidelines seek to suggest possible design concepts and approaches that realize the desired state. The guidelines use the verbs “should” and “may” rather than “shall” and “must,” recognizing that the objective is the ends, not the means. The guidelines seek to achieve a community design aesthetic within a process that allows individual expression and flexibility to meet changing circumstances while enhancing the ambiance of the city.

(e) These guidelines do not alter the land uses or densities allowed in the underlying zoning districts defined in the preceding sections of this code. Rather, these guidelines seek to define and illustrate how new developments can respond to the character of the surroundings.

(f) While the standards defined in this chapter are guidelines and not regulations, a project developer will demonstrate how each relevant guideline has been accounted for. A project developer may propose alternative solutions, but each relevant criterion will be addressed. (Ord. 1272 § 8, 2001; Ord. 1246 § 18, 2000).

22.64.002 Natural features.

Intent – Retain natural features and landmarks as open space amenities.

(a) Developments should be clustered on capable and useable soils with the least visual or natural value.

(b) Natural features like knolls, hills, ponds, and streams should be retained as open space.

(c) Natural landmarks, like significant trees, and manmade landmarks, should be preserved and made the focus of new developments where possible.

Sensitive areas – wetlands and water bodies

Natural terrain – slopes and wetlands

Landforms

(Ord. 1272 § 8, 2001).

22.64.003 Grading and storm drainage.

Intent – Retain the natural landscape and avoid creating unnatural or unsightly grading, drainage, and other site disturbances.

(a) Structures, roadways, and other site improvements should be designed to blend with the natural topography with the minimum amount of site disturbance and grade changes. Large cuts and fills that require tall or long retaining walls or rockeries are not appropriate.

(b) Major drainage corridors and detention facilities should be graded and landscaped to blend with the natural landscape in accordance with the provisions of the city stormwater drainage standards and policies. Where possible, stormwater facilities should be incorporated into the site’s design as aesthetic amenities, enhanced portions of walkway or trail corridors, and/or special visual accents. (Ord. 1272 § 8, 2001).

22.64.004 Landforms and viewscapes.

Intent – Fit building improvements into the natural landscape and preserve views of surrounding features.

(a) Buildings should be fit into the existing topography to appear to be an integral part of the natural landform. On sloping sites, buildings should be stepped into the slope to reflect the sloping grade.

(b) Buildings should be placed to preserve and frame views of natural features including shoreline and mountain ranges, and significant townscapes including architectural landmarks from other properties within the surrounding viewscape. (Ord. 1272 § 8, 2001).

22.64.005 Street layouts.

Repealed by Ord. 1667. (Ord. 1638 § 36, 2019; Ord. 1272 § 8, 2001).

22.64.006 Parking lots and areas.

Intent – Develop parking areas that highlight buildings and pedestrian areas, screen parked vehicles from adjacent land uses, and reflect land use activities.

(a) Parking areas or lots should not functionally or visually intrude onto intersections, public walkways, and trail corridors.

(b) Parking areas or lots should be located in the rear of a site or in courtyard configurations or along the side of a building if screened from adjacent land uses to retain a building frontage along road corridors and control the scale of the streetscape.

(c) Parking lot aisles should be aligned perpendicular to commercial, retail, and office building entries to provide protected walking spaces and visual focus on building entrances.

(d) Parking lots should be screened from adjacent land uses by grade differences, walls, fences, trellises, earth berms, and/or planting materials to reduce the visible extent of paved surfaces and buffer noise. Screening improvements should be high enough to block views of and from the parking areas into the first floor of adjacent residential units.

(e) Parking areas should be lighted with pedestrian-scale, non-glare, hooded fixtures that do not intrude onto adjacent properties.

(f) Parking structures should be integrated into surrounding buildings or streetscapes using facades, artworks, landscaping, or other means that visually filter the view of parked cars from pedestrian walkways and trails, adjacent building occupants, and the commercial roadway.

(g) Commercial streets will be reserved for short term; customer-oriented parking spaces, particularly during off-peak traffic hours and prime retail hours and events. Where possible and practical, loading activities should be accomplished from a side street or back property location to reserve through access streets for customer parking use.

Parking lots and areas

Parking lots

(Ord. 1272 § 8, 2001).

22.64.007 Parkways, gateways, bikeways, and trails.

Intent – Create alternative methods of transportation that functionally and efficiently provide access between open space corridors, neighborhoods, parks, public facilities, and urban activity centers.

(a) Parkways or Boulevards. Defined by distinctive street trees, median landscaping, signage, paving, walkway, parking improvements or other furnishings, will be developed within public right-of-way along major city roadway corridors to identify entry into the city and through specific districts therein.

(b) Gateways. Defined by distinctive landscaping, signage, paving, or other furnishings, will be developed within the public right-of-way at major street intersections to identify entry into the city and/or specific districts therein.

(1) Landmark buildings should be developed around the perimeter or the edge of gateways to reinforce the entry identification.

(2) Landmark buildings may use distinctive roof forms, facades, dramatic lighting, artworks, cupolas, or other features to distinguish and reinforce the gateway affect.

(c) Bikeways. On-road bicycle designations, shoulders, and lanes will be developed along major roadways to provide access to residential neighborhoods, parks, public facilities, and community shopping districts.

(1) Bicycle access lanes, signage, pavement markings, and other transportation designations of an appropriate AAHSTO class should be provided on access roads, driveways, and other transportation corridors into multifamily and all nonresidential projects that link the site with the city bikeway system.

(2) Bicycle storage racks, lockers, and other supporting furnishings should be located at the entry and garage or parking lots of multifamily and all nonresidential buildings or projects.

(d) Sidewalks and Pathways. Handicap accessible sidewalks and walkways will be developed along major roadways to provide access to residential neighborhoods, parks, public facilities, and community shopping districts.

(1) Sidewalks and walkways of an appropriate class should be provided within multifamily and all nonresidential projects that link the site with the city sidewalk system.

(2) Sidewalks and walkways should be constructed of durable, seamless materials that are suitable for handicap access, baby strollers, roller skates, and other equipment.

(3) Street trees, shrubs, and other landscaping should be provided along the walkway corridors for buffers and shade.

(4) Benches, trash receptacles, lighting, and other furniture should be provided along the walkway corridors to support pedestrian activities.

(e) Walking and Hiking Trails. Handicap accessible off-road trails and pathways will be developed through woodlands, along wetlands and natural drainage corridors, and within open spaces to provide access to unique environmental features, residential neighborhoods, parks, public facilities, and community activity centers.

(1) Walking and hiking trails of an appropriate class should be provided within multifamily planned development, and all nonresidential projects that link the site with the city trail system.

(2) Trails should be constructed of asphalt, crushed rock, bark, or other materials that are suitable for handicap access but do not damage the trail corridor environment.

(3) Tree stands, hedges, bramble bushes, cattails, and other natural vegetation should be preserved along the trail corridor to provide buffer and visual interest.

(4) Interpretive and directional signage, benches, and other furniture should be provided along the trail corridors to support walking and day hiking activities.

Parkways

Gateways

On-road bicycle routes

Sidewalks and pathways

Walking and hiking trails

(Ord. 1272 § 8, 2001).

22.64.008 Building heights.

Repealed by Ord. 1667. (Ord. 1272 § 8, 2001).

22.64.009 Modulation and articulation – Walls and roofs.

Intent – Reduce building mass to human scale and increase visual detail and interest.

(a) Building elevations shall be vertically and horizontally modulated to create architectural relief and interest where required by code. For single-family and duplex residential buildings, modulation is encouraged, but not required, for interior side and rear elevations. Specific requirements are listed in the development standards tables for certain zoning districts.

(b) Vestibules, entries, and other architectural adaptations should articulate further visual definition and reduce the mass of larger buildings, especially commercial and mixed-use structures.

(d) All buildings should be defined by roof forms or features that create a visually distinct base and top. Pitched roofs should have one or more visible ridge lines; roof areas should be broken up with dormers, opposing gables, different pitches, or other feature to avoid creating massive undifferentiated area.

(e) Residential buildings should provide architectural details that create pedestrian scale and interest, such as porches and stoops, bay windows and dormers, recessed windows and alcoves, and window and siding trim.

Modulation

Articulation

(Ord. 1667 § 37, 2020; Ord. 1536 § 2, 2013; Ord. 1311 § 34, 2002; Ord. 1272 § 8, 2001).

22.64.010 Building scale.

Intent – Create buildings that reflect function with visually interesting architectural definitions.

(a) A building’s architectural scale should be defined with well-proportioned details and elements that relate to human scale such as:

(1) Porches and recessed entry areas.

(2) Bay windows, balconies, and other occupied spaces.

(3) Recessed window openings vertically proportioned with smaller panes of glass.

(4) Chimneys, roof overhangs, and cornices.

(5) Gabled or hipped roofs including nested rooflines.

(b) Building features should reflect the space within a building, reinforce site conditions like a corner or courtyard, and articulate building modulation.

(c) Building features should be consistent and unified with the overall architectural design of the building. Building elements should be articulated and proportioned to relate to the building as a whole.

(d) Building materials may be changed to enhance or accent building features.

(e) Building features should use roof and foundation design elements to articulate a base line or plane and cap or crown to the structural form. (Ord. 1272 § 8, 2001).

22.64.011 Building entries.

Intent – Create visible, functional, efficient, and safe building pedestrian access systems.

(a) All buildings should have a principal entry accessed and visible from the street, parking areas, access walkways, and sidewalks. The principal building entrance should address the street or front sidewalk, as opposed to the building’s parking lots and access roads.

(b) Building entries should be highlighted with architectural elements like columns, arches, porches, recesses, pedestrian-scaled lighting, signage, artworks, or other improvements to create architectural focus and visual interest.

(d) Building entry and access shall be provided within the private property beyond the public walkway, sidewalk, or trail corridor. Vestibules and other recessed areaways shall be used to define and provide pedestrian access apart from the public walkway space.

(e) Vestibules and other recessed areaways should visually alert pedestrians within the public walkway or sidewalk of entry foot traffic to avoid conflicts.

Building Scale

(Ord. 1272 § 8, 2001).

22.64.012 Building materials.

Intent – Use construction materials and methods that are durable, maintained, visually attractive, and functional to the region.

(a) Building exteriors should be constructed of durable, easily maintainable materials. Materials should be composed of texture, patterns or quality of detailing that is attractive at close distances.

(b) In general, siding textures and colors should reflect regional building patterns using wood siding, shingles, brick, stone, terra-cotta tile, and other features.

(d) Non-durable siding materials like plywood; corrugated metal or fiberglass are discouraged, as is mirrored glass in residential or pedestrian-oriented areas. Such non-durable materials may be used to match existing materials on the same building or lot and for small areas that accent or highlight a unique design element, but should not be used for large expanses of wall surface.

(e) Concrete walls should be enhanced with texturing, coloring, and/or by incorporating embossed or sculptured surfaces, mosaics or artworks.

(f) Concrete block walls should be enhanced with textured block surfaces, colored mortar, decorative bond patterns, and/or by incorporating other masonry materials.

(g) Stucco and similar trowel surfaces should be trimmed in wood or masonry and sheltered from extreme weather by roof overhangs. (Ord. 1272 § 8, 2001).

22.64.013 Accessory buildings.

Intent – Design accessory buildings that relate to and complement the principal structures.

(a) Independent parking structures, storage buildings or other accessory enclosures should be designed to complement the principal, adjacent buildings in form, detail, color, and material.

(b) Generally, accessory buildings and structures shall be designed with similar or complementary roof slopes and building materials as the primary structure. (Ord. 1272 § 8, 2001).

22.64.014 Service equipment and activities.

Intent – Locate trash, mechanical, and utility service equipment in ways that are functional, secure, and visually screened.

(a) Trash receptacles and service areas should be located to the side or rear of buildings in enclosed and secure areas that are not accessible or visible from public sidewalks and walkways.

(b) Meters, electrical conduit, telecommunications boxes, satellite dishes, and other utility equipment should be located to the side or rear of buildings in locations and housings that are secure, vandal-proof, and not visible from public areas.

(c) Roof-mounted mechanical equipment and other accessories should be located within screened areas or behind building areas that are secure, visually integrated into the building structure and shell, and screened from adjacent properties or public corridors.

(d) Window air conditioning units should not be installed where the equipment overhangs pedestrian spaces or walkways. (Ord. 1272 § 8, 2001).

22.64.015 Solar orientations.

Intent – Maximize passive and active solar energy possibilities.

(a) Building designs, particularly within new developments, should be located to maximize the use of passive solar potentials.

(b) Where possible, major window areas and outdoor activities should be oriented along the south-facing facades and yards. (Ord. 1272 § 8, 2001).

22.64.016 Ground floor activities.

Intent – Create vertical mixed use building opportunities with visual interest that encourage pedestrian activity in ground floor spaces that attract residents, employees and visitors alike.

(a) Ground floor commercial space should be devoted to retail use in accordance with underlying zoning requirements where the building fronts onto a street, sidewalk, pedestrian walkway or trail corridor. In neighborhood commercial (NC) areas, no more than 25 percent of the ground floor area should be devoted to office use – nor should office uses occupy the front 50 percent of the ground floor fronting a public street or sidewalk unless authorized through the site plan review process.

(b) In neighborhood commercial (NC) areas, structures containing enclosed parking facilities at ground floor level should provide a continuous commercial storefront space at least 15 feet in depth along at least 75 percent of the length of any facade located no more than 30 feet from a street property line or adjoining a pedestrian plaza.

(c) Ground floor commercial space should have a floor to ceiling height of at least 15 feet where the building fronts onto a street, sidewalk, pedestrian walkway or trail corridor. (Ord. 1562 § 52, 2015; Ord. 1272 § 8, 2001).

22.64.017 Building frontages.

Intent – Create buildings that provide interest and activity along street and pedestrian area frontages.

(a) Buildings that face onto commercial parking streets and/or public walkway and trail corridors should be built to front onto the pedestrian space or activity area to create continuous frontages of interest to the corridor.

(b) Buildings may abut or share common side walls subject to International Building Code (IBC) fire code and emergency access requirements. (Ord. 1473 § 5, 2009; Ord. 1272 § 8, 2001).

22.64.018 Upper floor balconies, alcoves, and decks.

Intent – Create upper floor areas that provide visual interest and activity potentials.

(a) Upper floors should incorporate balconies, alcoves, decks or other outdoor spaces to provide an amenity and increase visual definition to the building – particularly of the building frontages that face onto commercial streets and the public pedestrian walkway or trail corridors.

(b) Upper floor spaces must be provided within the private property’s building envelope and should not intrude upon or over the public walkway or trail corridors. (Ord. 1272 § 8, 2001).

22.64.019 Awnings and canopies.

Intent – Create an overhead covering of pedestrian areas that is functional, visually interesting, and safe.

(a) As an amenity, commercial or retail developments may provide permanent or retractable awnings, overhangs, arcades or skylights sheltering pedestrians and shoppers from the elements where the public walkway or trail corridor traverses through the site.

(b) The design of awnings and canopies should provide natural lighting and openness and continuous protection from the elements but not overly obscure or shadow the walkway or trail corridor.

(c) Awnings or canopies should be hung above the display window space at least 10 to 14 feet above the public walkway with a minimum eight-foot vertical clearance.

(d) Structural supports for awnings or canopies will be provided from the building or adjacent private property and may not intrude or be supported by posts or columns within the public walkway or trail corridor.

(e) Awnings may extend four to eight feet into the public walkway from the building’s face depending on the width of the public walkway or trail corridor. (Ord. 1272 § 8, 2001).

22.64.020 Shopfronts.

Intent – Shopfronts are like small buildings with their own base, “roofline,” and pattern of window and door openings. Shopfronts are facades placed at or close to the right-of-way line, with the entrance at sidewalk grade. They are conventional for retail frontage and are commonly equipped with cantilevered shed roof(s) or awning(s). Recessed shopfronts are also acceptable. The absence of a raised ground floor precludes residential use on the ground floor facing the street. Residential use would be appropriate above the ground floor and behind another use that fronts the street. It has substantial glazing on the sidewalk level and defines the primary treatment for ground-level commercial uses oriented to display and access directly from public sidewalks or other walkways.

(a) Shopfronts shall be between 10 feet and 16 feet tall, as measured from the adjacent walk.

(b) Shopfront width shall be a minimum of 10 feet and generally not exceed 50 feet. Larger retail space may be enabled by being set behind a row of smaller shopfront spaces. This technique is often referred to as “liner retail.”

(c) Restaurant shopfronts may set back a portion of the shopfront facade to create a colonnaded outdoor dining alcove that is a maximum of 12 feet deep; provided, that:

(1) The portion of the facade that is set back and oriented towards the street shall have display windows.

(2) The alcove must also have columns along the sidewalk at a maximum spacing of 15 feet on center.

(3) The alcove may not rely on adjacent buildings for enclosure.

Section Diagram

(d) Each shopfront shall contain:

(1) At least one welcoming building entrance at sidewalk grade. Recessed entrances are permitted with a maximum width of 15 feet.

(2) Clear-glass display windows framed within storefront pilasters and a base made of masonry, tile, wood, or other durable material that extends at least 24 inches above the adjacent sidewalk. The bottom of windows should be no more than four feet above the sidewalk. Display windows and other glazing should comprise at least 75 percent of the ground floor facade.

(3) A minimum three-foot zone behind the window glazing that provides an unobstructed view of the establishment’s goods and services.

Unobstructed View Required

(e) Shopfront composition should include projecting signs, as well as window signs and awning signs. Awnings, signs, and related fixtures shall be located eight feet minimum above the adjacent sidewalk. Awnings shall only cover storefronts and openings to avoid covering the entire facade.

(f) Shopfront and awning design should vary from shopfront to shopfront.

(g) Side yard setbacks and space between buildings may be utilized as extensions of shopfront activities including for location of outdoor displays of goods and for outdoor dining. (Ord. 1667 § 38, 2020; Ord. 1562 § 53, 2015; Ord. 1272 § 8, 2001).

22.64.021 Site planning.

Repealed by Ord. 1667. (Ord. 1272 § 8, 2001).

22.64.022 Infill development patterns for traditional shopfront neighborhoods.

Intent – Develop vacant lots with buildings that match the scale, character, and architectural definition of adjacent buildings and uses.

(a) The building proportions (modulation and articulation) created by older lots and buildings should be retained by new infill constructions.

(b) New buildings should be set back from the street frontage in lines that will be consistent with existing structures along the street.

(c) The existing pattern and proportion of windows, doors, and other vertical elements should be emulated by new infill building designs.

(d) New buildings should be defined by vertical and horizontal variations, architectural styles, and exterior finish materials that reflect the form, pattern, and visual interest of existing structures within the neighborhood and along the street.

(e) New buildings should complement the prevailing heights of existing structures within the neighborhood and along the street.

(f) The size and proportion of a new building’s mass and contributing elements including roofs, porches, and balconies should reflect those of neighboring structures. (Ord. 1667 § 40, 2020; Ord. 1272 § 8, 2001).

22.64.023 Garage entries and driveways.

Intent – Develop vehicle access, storage, and parking areas and improvements that enhance residential buildings and activities.

(a) Garage entrances should be subordinate to the pedestrian entry in scale and detailing. Where possible, the parking entry should be located to the side or rear of the building and away from the pedestrian entry from the street.

(b) Garages should be architecturally compatible with the residential portion of the building using the same building forms, materials, and details. Architectural elements may be continued from the residential portion of the building onto the parking structure using friezes, cornices, trellises, or other devices.

(1) Locating the garage partially or wholly below grade,

(2) Using the top of the garage as a deck, garden, or recreational use of the residents,

(3) Locating residential units or shops on the outside of the garage with direct access from street level sidewalks and pathways.

(d) Open carports should not be visible from the street. Garage edges may be bermed or landscaped to screen views from the street or pedestrian areas. However, vehicular entries should be clearly defined to alert pedestrians.

(e) Where possible, driveways should be consolidated to reduce the width of curb cuts, intrusion on pedestrian walkways, and the visual impact of paving areas. (Ord. 1272 § 8, 2001).

22.64.024 Garage doors.

(See FMC 22.58.006).

Intent – Create garage door configurations that complement the residential character of the building and enhance the visual appearance of the neighborhood.

Garage Entries and Driveways

Garages

(Ord. 1417 § 11, 2006; Ord. 1272 § 8, 2001).

22.64.025 Street access.

Intent – Create parking access systems that are efficient, functional, safe, and subordinate to pedestrian activities and the residential use of the site.

(a) Residential buildings should provide clearly marked entries from the street. Entries from parking lots should be subordinate to those related to the street.

(b) Parking garage entries should be designed and sited to complement, but not subordinate the pedestrian entry.

(d) In clustered developments, where there is an integrated comprehensive pathway system, the front door may be oriented to it. (Ord. 1272 § 8, 2001).

22.64.026 Blank building and retaining walls.

Intent – Create building and retaining walls that are of human scale, texture, and visually interesting.

(a) Residential buildings should not orient large areas of blank walls to the street. Building ends should be designed and articulated with windows and other architectural treatments.

(b) Blank walls should be screened with landscaping, architectural features, or artworks including trellises with vines and landscaped planting beds.

(c) Retaining walls should be composed of brick, stone, or other modulated material or treated sculpturally to reduce scale and appear less monolithic. Hanging or climbing vegetation may be incorporated to soften the appearance.

(d) High retaining walls should be terraced to provide landscape setbacks, especially adjacent to pedestrian areas. (Ord. 1272 § 8, 2001).

22.64.027 Usable open spaces.

Intent – Create open spaces in multifamily and planned developments that enhance the physical space and provide residents passive and active recreational opportunities.

(a) Multifamily residential buildings and developments should provide usable outdoor activity areas for each individual unit using patios, balconies, and decks. Requirements for individual residential units may be met in part or in full by open space specifically provided for the common use of the resident. In addition to patios, balconies, and decks, such open space may take on any number of green space types.

(b) Multifamily residential buildings and planned developments should also provide usable outdoor activity areas for the project’s inhabitants in total using landscaped courtyards, rooftop decks, group gardens and picnic areas, children’s play areas, swimming pools, recreational courts, and other common improvements.

(c) Common activity areas should be appropriately furnished with benches and other seating, play equipment, landscaping, outdoor lighting, and other improvements. (Ord. 1692 § 1 (Exh. A), 2022; Ord. 1272 § 8, 2001).

22.64.028 Private spaces.

Intent – Create transitions between the street and private properties that provide for resident security and privacy.

(a) Appropriate screening and buffering materials should be used to create a physical separation between pedestrians on the sidewalk and the windows of residential units.

(b) Ground level windows should be raised or landscape screening should be used to provide residential privacy where building setbacks are close.

(c) Porches and other partially enclosed outdoor living areas should be used to provide a transition zone to a residence, and allow social interaction between neighbors.

(d) Private residential courtyards and yards should be screened with landscape materials or solid fences to create privacy and security. Chain link fences are not an appropriate edge along sidewalks and should be avoided.

Usable Open Spaces

(Ord. 1272 § 8, 2001).

22.64.029 Commercial walkways.

(See also FMC 22.60.013).

Intent – Create pedestrian areas that link commercial and retail activities with adjacent buildings, properties, and neighborhoods in ways that are functional, efficient, visually interesting, and supportive of business activities.

(a) Buildings should front onto walkways to be developed within each district in accordance with the non-motorized transportation element of the comprehensive plan.

(b) Commercial walkways should be incorporated into the site development as the principal, publicly accessible pedestrian space and design focus of the development and between the development and adjacent properties and surrounding residential neighborhoods.

(c) Walkways should be a minimum of eight feet along street frontages in office areas, and up to 12 feet along street frontages and into the development of major pedestrian-oriented commercial districts and developments.

(d) Walkways or trails should integrally connect each development, particularly retail and commercial projects, with adjacent properties and residential neighborhoods.

(e) Walkways or trails should extend through parking lots and parking areas in separated medians or other placements that protect pedestrians from vehicular traffic.

(f) Where feasible, public walkways should extend through the building development as passageways or alleyways. Such walkways may be open or covered provided that they are publicly accessible. (Ord. 1272 § 8, 2001).

22.64.030 Commercial walkway corridors.

Intent – Create a commercial walkway corridor that maintains a handicap accessible, pedestrian access zone but allows people, activities, displays, and other temporary furnishings of interest within the walkway space.

(a) An eight-foot section of any major commercial walkway or trail corridor should be clear of any temporary furnishings in order to accommodate pedestrians.

(b) The peripheral sections of the corridors, which may be combined on one side, may be used to display advertising signage, flower pots or other moveable plantings, and/or outdoor seating areas on a temporary, special event basis.

(c) When the principal walkway is meandered as described above, the transition should be made with 45- to 60-degree angles to facilitate an easy walking pattern and to accommodate the handicapped.

Commercial Walkways

(Ord. 1272 § 8, 2001).

22.64.031 Outdoor activity spaces.

Intent – Create outdoor people spaces that are functional, efficient, visually interesting, and used by passersby and building occupants or customers.

(a) Ground floor outdoor spaces such as plazas, squares, eating, seating areas, and/or retail alcoves and inner courtyard spaces or greens shall be provided for designated “special planning areas” on the comprehensive plan’s land use designation map, and may be required in conjunction with new commercial development or redevelopment through the conditional use or site plan review processes. Such amenities should be provided as integral parts of any commercial or retail development. Generally, the larger the development, the greater the number and size of outdoor spaces.

(b) Plazas shall be adjacent to and open to a public street, sidewalk, or trail on at least one side. The space should adjoin and be accessible from, and may occasionally spill over into the public walkway or trail corridor space – but may not be permanent improvements or uses of the public walkway or trail corridor space.

(c) Plaza design shall allow people walking or driving by to see into the plaza from a height two and one-half to eight feet above finished grade. Lighting shall be included to enable people walking or driving by to see into the plaza at night.

(d) Plazas shall be open to the public during daylight operating hours.

(e) Non-landscaped portions of the plaza shall be surfaced in textured concrete, bricks, interlocking pavers, or similar or better enhanced paving materials.

(f) Up to 25 percent of the plaza may be landscaped with lawn or groundcover. All landscaped areas that do not include lawns shall include trees. Tree wells do not count toward the 25 percent limit on landscaping coverage.

(g) Plazas shall be located and designed so that wind within the plaza does not interfere with its use for sitting and similar activities.

(h) Outside of any covered area, 80 percent of the plaza shall not be shaded during the hours of 10:00 a.m. to 2:00 p.m. in the winter, except by the trees within the plaza. If possible, plazas shall have southern exposure.

(i) Plazas shall not be used by motor vehicles for any purpose other than maintenance.

(j) Plazas shall not be bordered by a drive-through lane on any side.

(k) Plazas shall meet at least one of the following requirements:

(1) The seating area of a restaurant shall overlook the plaza on at least one side. At least 25 percent of the restaurant wall abutting the plaza shall consist of clear windows.

(2) A food, refreshment, coffee or espresso cart shall be located in the plaza during at least one-half of each working day.

(3) Plazas designated as “special planning areas” on the comprehensive plan shall include a fountain of at least 100 square feet and children’s play equipment.

Indoor/Outdoor Activities

Streetscape Activities

Outdoor Activity Spaces

Outdoor Activity Spaces – Plazas

(4) Plazas shall include any other feature that will provide equivalent or better surveillance of the plaza.

(l) Residential developments should provide picnic tables and benches, playgrounds, basketball and tennis courts, and other recreational facilities. To the extent practical, such areas should be made available for use by the public-at-large. (Ord. 1272 § 8, 2001).

22.64.032 Streetscape furnishings.

Intent – Create public/private commercial walkways and spaces that are complementary, functional, safe, visually interesting, and of efficient investments.

(a) Improvements to the public walkway or trail corridor spaces will utilize the public streetscape furnishings palette selected for the corridor.

(b) Improvements to the adjoining private spaces should incorporate or continue the materials, colors, and/or styles of the public furnishings palette in order to provide design continuity.

(c) Where appropriate, project developments should provide pedestrian-scaled lighting fixtures to illuminate walkways, trails, parking areas, and other people spaces. Lighting shields should direct illumination onto pedestrian spaces and away from adjacent properties or uses. Generally, freestanding fixtures should not exceed 14 feet in height. (Ord. 1272 § 8, 2001).

22.64.033 Public artworks.

Intent – Install public artwork improvements in public spaces and building areas that are accessible, informative, and entertaining.

(a) Commercial building and property developments should incorporate outdoor artwork that is physically and visually accessible to the public.

(b) Artwork may be permanently incorporated into functional areas that are physically and visually accessible to the public including parking lots, accessory buildings and structures, as well as building entries.

(c) Where the building or site is of historical or cultural interest, interpretive signage and other exhibits or monuments should be incorporated into building or site improvements that are physically and visually accessible to the public. (Ord. 1272 § 8, 2001).

22.64.034 Lighting.

Intent – Install street and areaway lighting systems and standards that are functional, properly scaled, safe, and visually enhancing.

(a) Sidewalk and walkway areas should be illuminated with indirect lighting using streetscape elements like trees, walkways, canopies, and entryways.

(b) Pedestrian spaces should be illuminated with standards that are scaled to people using light poles 10 to 12 feet in height or bollards three to four feet in height.

Streetscape – Artworks

Streetscape Furnishings

(c) All light fixtures should be shielded to reduce glare on public streets and spaces, and adjacent properties. (Ord. 1272 § 8, 2001).

22.64.035 Roadway corridors and street frontages.

Intent – Create landscaped setbacks and edges that functionally and visually defines the pedestrian or motor vehicle orientation of the roadway and adjacent land uses.

(a) Commercial street corridors are the public rights-of-way and the setbacks required within and around roadways and parking lots in nonresidential zones.

(1) The setback from the street edge will be landscaped to provide “see-through vegetation” that functions as a partial visual separator to soften the appearance of parking areas and building elevations.

(2) These zones shall be planted with an overhead tree canopy suitable for a mixed motor vehicle and pedestrian environment.

(b) Residential street corridors are the public rights-of-way and the setbacks required within and around collector and arterial roadways and parking lots in all residential zones.

(1) These zones will be landscaped to provide a “filtered screen vegetation” that functions as a visual separator between the street, parking areas, and residential activities.

(2) These zones shall be planted with an overhead tree canopy suitable for a mixed motor vehicle and pedestrian environment.

(c) Parkway road corridors are the public rights-of-way and the setbacks required along major roadway entries into the community.

(1) These parkway road corridors will be landscaped to provide a “filtered to view blocking vegetation” using natural materials that provide continuity with adjacent landscapes.

(2) Parkway road corridors shall be planted with an overhead tree canopy suitable for a motor vehicle and bicycle environment. (Ord. 1272 § 8, 2001).

22.64.036 Urban buffers.

Intent – Create landscape improvements around parking lots and properties that functionally and visually buffers activities, buildings, and land uses from each other.

(a) Urban parking lots are commonly shared by residential developments, and all parking areas and lots provided for employees, customers, and other public users within the nonresidential zones. Urban parking areas will be landscaped to provide shade and visual relief while maintaining clear sight lines within parking and access areas.

(1) Shrubs will not exceed a height of three feet around parking lot entries, access aisles, and other vehicle-maneuvering areas in order not to visually block views among vehicles and pedestrians.

(2) The selected plant materials and landscape designs may mix evergreen and deciduous trees to create a continuous canopy.

(3) Plantings may be contained in planting islands or strips having an area of at least 120 square feet with a narrow dimension of not less than eight feet that is unobstructed by vehicle overhang (see FMC 22.62.007(b)).

(b) Urban buffers with filtered screening are the perimeter landscape areas provided between nonresidential land uses. These buffers will function as a visual separator between uses within these zones.

The selected plant materials and designs may mix evergreen and deciduous trees and shrubs to create a filtered screen effect.

(c) Urban buffers with full screening are the perimeter landscape areas provided between residential and nonresidential zones. These buffers will function as a visual barrier to obscure views of incompatible activities and improvements.

The selected plant materials and designs may include a mix of primarily evergreen trees and shrubs to form an effective full screen effect.

Landscape – Urban Buffers

(Ord. 1272 § 8, 2001).

22.64.037 Sidewalks and walkways.

Intent – Create landscape improvements along and between public/private pedestrian spaces that are continuous, visually attractive, and fully developed.

(a) Landscaping along public sidewalks or walkways will utilize the street trees and plant materials palette selected for the public walkway or trail corridor.

(b) Improvements within the adjoining private spaces, such as outdoor eating areas, plazas, and the like, should incorporate or continue the same plantings in order to enhance the definition of the corridor.

(c) Street trees and other plantings should be of sufficient size at time of planting to create a finished look to the development, street, and walkway area. (Ord. 1272 § 8, 2001).

22.64.038 Buildings and yards.

Intent – Create landscapes that enhance properties, improve neighborhood appearances, and protect property investments.

(a) The landscape design should highlight and focus views of the building frontages and entries, particularly window displays, pedestrian areas, and amenities.

(b) The design should create a special or individual character of the private portions of each property and building.

(c) Vines may be planted on buildings, fences, walls and other blank surfaces, particularly structures faced with brick and masonry, or that are enhanced with trellis overhangs.

(d) Moveable planters with seasonal plantings should be placed at building entries, particularly within alcoves and inner courtyards.

(e) All plantings, particularly ornamentals, shall be provided irrigation or other watering methods to ensure plant survival.

Building and Yard Landscaping

(Ord. 1272 § 8, 2001).

22.64.039 Screening.

Intent – Create screens around and over refuse, storage, loading docks, mechanical and utility equipment, and other areas that are functional, effective, safe, and visually pleasing to passersby and adjacent land uses.

(a) Landscape, fence or other opaque improvements should be erected to visually screen refuse, storage, loading docks, and other areas that are not to be accessible or viewed from public walkways, corridors, and roadways.

(b) Areas that are visible from the upper stories of adjacent structures should have an opaque or semi-opaque horizontal cover or screen to mitigate unsightly views that is compatible with the site’s architecture.

(d) Mailboxes, utility meters, lighting, and other service elements should be incorporated into the overall site and landscape screening design of the project. (Ord. 1272 § 8, 2001).

22.64.040 Landscape materials.

Intent – Install landscape materials that are native, drought resistant, and appropriate to the purpose of the improvement.

(a) New landscaping materials shall include native or non-invasive naturalized species that have adapted to the climatic conditions of the coastal region of the Pacific Northwest.

(b) New landscape materials shall consist of drought-tolerant species, except where site conditions within the required landscape areas assure adequate moisture for growth.

(c) Within the landscape buffer areas about the property, particularly along secondary access roads and around parking lots that do not abut the public pedestrian walkway or trail corridors – site plantings should be grouped to simulate natural stands and should not be planted symmetrically or of even spacing unless a symmetrical or even spacing pattern has already been established in the vicinity.

(d) Buffer areas should retain existing significant trees and vegetation to maintain continuity with original and adjacent natural areas.

(e) Within higher density residential developments, buffer or open spaces may be grouped into common open space areas that define building placements, provide visual accents, preserve landscape or landform features, or house common activity areas – such as playgrounds, swimming pools, or parking areas.

(f) Plant materials and designs, especially street trees, should match or complement the materials or patterns that have already been established along the street or in the neighborhood in color, ultimate size, historical design, and other physical characteristics. (Ord. 1272 § 8, 2001).

22.64.041 Signage.

Repealed by Ord. 1598. (Ord. 1322 § 4, 2003; Ord. 1272 § 8, 2001).

22.64.042 Large retail establishments.

(a) Facades and Exterior Walls.

Intent – Facades should be articulated to reduce the massive scale and the uniform, impersonal appearances of large retail buildings and provide visual interest that will be consistent with the community’s identity, character, and scale. The intent is to encourage a more human scale that Fircrest residents will be able to identify with their community.

(1) Facades greater than 80 feet in length, measured horizontally, shall incorporate wall plane projections or recesses having a depth of at least four percent of the length of the facade, but not less than six feet, and extending at least 20 percent of the length of the facade. No uninterrupted length of any facade shall exceed 80 horizontal feet. See illustration in FMC 22.64.009.

(2) Ground floor facades that face public streets shall have arcades, display windows, entry areas, awnings, or other such features along no less than 60 percent of their horizontal length.

(b) Smaller Retail Stores.

Intent – The presence of smaller retail stores gives a center a “friendlier” appearance by creating variety, breaking up large expanses, and expanding the range of the site’s activities. Windows and window displays of such stores should be used to contribute to the visual interest of exterior facades. The guidelines presented in this subsection are directed toward those situations where principal buildings contain additional, separately owned stores, which occupy less than 25,000 square feet of gross floor area, with separate, exterior customer entrances.

(1) The street level facade of such stores shall be transparent between the height of three feet and eight feet above the walkway grade for no less than 60 percent of the horizontal length of the building facade of such additional stores.

(2) Windows shall be recessed and should include visually prominent sills, shutters, or other such forms of framing.

Intent – Buildings should have architectural features and patterns that provide visual interest at the scale of the pedestrian, reduce massive aesthetic effects, and recognize local character. The elements in the following guideline should be integral parts of the building fabric, and not superficially applied trim or graphics, or paint.

Building facades must include a repeating pattern that shall include no less than three of the elements listed below. At least one of these elements shall repeat horizontally. All elements shall repeat at intervals of no more than 30 feet, either horizontally or vertically.

(1) Color change.

(2) Texture change.

(3) Material module change.

(4) Expression of architectural or structural bay through a change in plane no less than 12 inches in width, such as an offset, reveal, or projecting rib.

Expression of Architectural or Structural Bay

(d) Roofs.

Intent – Variations in rooflines should be used to add interest to, and reduce the massive scale of, large buildings. Roof features should compliment the character of adjoining neighborhoods.

Roofs shall have no less than two of the following features:

(1) Parapets concealing flat roofs and rooftop equipment such as HVAC units from public view. The average height of such parapets shall not exceed 15 percent of the height of the supporting wall and such parapets shall not at any point exceed one-third of the height of the supporting wall. Such parapets shall feature three dimensional cornice treatments.

Parapet Standards

(2) Overhanging eaves, extending no less than three feet past the supporting walls.

(3) Sloping roofs that do not exceed the average height of the supporting walls, with an average slope greater than or equal to one foot of vertical rise for every three feet of horizontal run, and less than or equal to one foot of vertical rise for every one foot of horizontal run.

(4) Three or more roof slope planes.

(e) Entryways.

Intent – Entryway design elements and variations should give orientation and aesthetically pleasing character to the building. The guidelines identify desirable entryway design features. Such principal building on a site shall have clearly defined, highly visible customer entrances featuring no less than three of the following:

(1) Canopies or porticos;

(2) Overhangs;

(3) Recesses/projections;

(4) Arcades;

(5) Raised corniced parapets over the door;

(6) Peaked roof forms;

(7) Arches;

(8) Outdoor patios;

(9) Display windows;

(10) Architectural details such as tile work and moldings, which are integrated into the building structure and design;

(11) Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.

Where additional stores will be located in the principal building, each such store shall have at least one exterior customer entrance, which shall conform to the above requirements.

(f) Orientation of Entrances.

Intent – Large retail buildings should feature multiple entrances. Multiple building entrances reduce walking distances from cars, facilitate pedestrian and bicycle access from public sidewalks, and provide convenience where certain entrances offer access to individual stores, or identified departments in a store. Multiple entrances also mitigate the effect of the unbroken walls and neglected areas that often characterize building facades that face bordering land uses.

All sides of a principal building that face an abutting public street shall feature at least one customer entrance. Where a principal building faces more than two abutting public streets, this requirement shall apply only to two sides of the building, including the side of the building facing the primary street, and another side of the building facing a second street.

(g) Outdoor Storage, Trash Collection, and Loading Areas.

Intent – Loading areas and outdoor storage areas exert visual and noise impacts on surrounding neighborhoods. These areas, when visible from adjoining properties and/or public streets, should be screened, recessed or enclosed. While screens and recesses can effectively mitigate these impacts, the selection of inappropriate screening materials can exacerbate the problem. Appropriate locations for loading and outdoor storage areas include areas between buildings, where more than one building is located on a site and such buildings are not more than 40 feet apart, or on those sides of buildings that do not have customer entrances.

(1) Areas for outdoor storage, truck parking, trash collection or compaction, loading, or other such uses shall not be visible from abutting streets.

(2) No areas for outdoor storage, trash collection or compaction, loading, or other such uses

shall be located within 20 feet of any public street, public sidewalk, or internal pedestrian way.

(3) Loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trash collection, trash compaction, and other service functions shall be incorporated into the overall design of the building and the landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets, and no attention is attracted to the functions by the use of screening materials that are different from or inferior to the principal materials of the building and landscape.

(4) Non-enclosed areas for the storage and sale of seasonal inventory shall be permanently defined and screened with walls and/or fences. Materials, colors, and designs of screening walls and/or fences and the cover shall conform to those used as predominant materials and colors of the building. If such areas are to be covered, then the covering shall conform to those used as predominant materials and colors on the buildings.

(h) Pedestrian Flows.

Intent – Pedestrian accessibility opens auto-oriented developments to the neighborhood, thereby reducing traffic impacts and enabling the development to project a friendlier, more inviting image. This subsection sets forth guidelines for public sidewalks and internal pedestrian circulation systems that can provide user-friendly pedestrian access as well as pedestrian safety, shelter, and convenience within the center grounds.

(1) Sidewalks at least eight feet in width shall be provided along all sides of the lot that abut a public street.

(2) Continuous internal pedestrian walkways, no less than eight feet in width, shall be provided from the public sidewalk or right-of-way to the principal customer entrance of all principal buildings on the site. At a minimum, walkways shall connect focal points of pedestrian activity such as, but not limited to, transit stops, street crossings, building and store entry points, and shall feature adjoining landscaped areas that include trees, shrubs, benches, flower beds, ground covers, or other such materials for no less than 50 percent of their length.

(3) Sidewalks, no less than nine feet in width, shall be provided along the full length of the building along any facade featuring a customer entrance, and along any facade abutting public parking areas. Such sidewalks shall be located at least six feet from the facade of the building to provide planting beds for foundation landscaping, except where features such as arcades or entryways are part of the facade.

(4) Internal pedestrian walkways, provided in conformance with subsection (h)(2) of this section, shall provide weather protection features such as awnings or arcades within 30 feet of all customer entrances.

(5) All internal pedestrian walkways shall be distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks, or scored concrete to enhance pedestrian safety and comfort, as well as the attractiveness of the walkways.

(i) Central Features and Community Spaces.

Intent – Buildings should offer attractive and inviting pedestrian scale features, spaces and amenities. Entrances and parking lots should be configured to be functional and inviting with walkways conveniently tied to logical destinations. Bus stops and drop-off/pick-up points should be considered as integral parts of the configuration. Pedestrian ways should be anchored by special design features such as towers, arcades, porticos, pedestrian light fixtures, bollards, planter walls, and other architectural elements that define circulation ways and outdoor spaces. Examples of outdoor spaces include plazas, patios, courtyards, and window shopping areas. The features and spaces should enhance the building and the center as integral parts of the community fabric.

Each retail establishment subject to these guidelines should contribute to the establishment or enhancement of community and public spaces by providing at least two of the following: patio/seating area, pedestrian plaza with benches, transportation center, window shopping walkways, outdoor play area, kiosk area, water feature, clock tower, or other such deliberately shaped area and/or a focal feature or amenity that, in the judgment of the director and the commission, adequately enhances such community and public spaces. Any such areas shall have direct access to the public sidewalk network and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape.

Example of a center with numerous special features and community spaces.

(Ord. 1311 § 35, 2002).

22.64.043 Drive-through facilities.

Intent – Assess, promote and achieve appropriate development of drive-through facilities.

Objectives –

• To promote compatible development that fits well with, and improves, its existing or planned context;

• To protect and enhance the character and quality of the neighborhoods where drive-through facilities are located;

• To enhance public streets and contribute to a high quality public space;

• To create efficient stacking movements on site;

• To create a safe and comfortable pedestrian environment on site; and

• To minimize impacts on adjacent land uses that could be caused by on-site activities.

Context and Challenges – Drive-through facilities have proven to be successful as they target the mobile and car-oriented market. They may operate 24 hours a day, provide convenience for the traveling public and offer a sense of security for users at night. Drive-through service has been adopted by fast food businesses, financial institutions, dry cleaners, pharmacies and other businesses. Meanwhile, walk-in service is still an important component for many businesses with drive-through facilities for customers who arrive on foot, bicycles and by vehicles but do not use the drive-through services.

While successful and popular, drive-through facilities present many urban design challenges, including respecting the urban context while designing prototypical drive-through facility sites and buildings; supporting a pedestrian-friendly environment along public streets; using landscape areas effectively to improve the overall environmental and visual quality of the area; and designing efficient stacking movements on site.

(a) Locate vehicular access points to the site as far as possible from street intersections. Locate vehicle access points to corner sites on the secondary street (Figure 1).

(b) Locate surface parking areas and stacking lanes at the side or rear of buildings. (Figures 1 and 2).

Figure 1:

Locating vehicular access points far from the intersection helps reduce potential impacts on the traffic at the intersection.

Figure 2:

Locating parking and driveway areas at the rear of the site provides opportunities to frame the street edge with built structures.

(c) Minimize the number and width of driveways from the public street (Figure 3). However, avoid placing entrance or exit lanes between the building and street or sidewalk as shown in the example on the right in Figure 3.

Figure 3:

Minimizing the number and width of driveways helps reduce interruptions to the public sidewalk.

(d) Locate the start point to the stacking lane at the rear of the site so that queued vehicles do not block traffic along the public streets or the movement of other vehicles on site (Figure 4).

Figure 4:

In these two drive-through sites, start points are located at the rear of the site to minimize the potential impacts on other traffic that could be caused by stacking cars. However, avoid placing entrance or exit lanes between the building and street or sidewalk as shown on the right.

(e) Locate stacking lanes away from adjacent sensitive uses, such as residential and outdoor amenity areas, to reduce the impacts of noise and pollution that could be caused by stacking cars on such uses. Use landscaping and fencing to help buffer potential impacts.

(f) Avoid locating the stacking lane, and entrance or exit lane, between the building and the public street, as noted in the examples in Figures 3 and 4.

(g) Provide escape lanes and the appropriate number of queuing spaces as required in FMC 22.60.012 to create efficient stacking lanes and to minimize on-site conflicts (Figure 5).

Figure 5:

In this drive-through site, sufficient queuing spaces are provided. The escape lane allows cars to exit from the stacking lane without having to drive by the pickup window.

(h) Separate stacking lanes from parking areas and driveways using landscaped islands, decorative pavement, pervious islands and painted lines.

(i) Design the on-site circulation to minimize conflicts between pedestrians and vehicles.

(j) Provide separate stacking lanes when two drive-through uses exist on the same site.

(k) Locate noise-generating areas, including ordering board speakers, outdoor loading areas and garbage/recyclables storage, away from sensitive uses such as residential areas, day care facilities and schools.

(l) Buffer potential noise impacts on properties where noise may be detrimental to occupants with solid attenuations such as building structures, landscaped berms or attenuation fencing (minimum six feet in height) complemented with landscaping.

(m) Limit sound emanating from ordering board speakers or other speaker systems to a level that is not audible from residentially used properties or detrimental to occupants of other nearby properties. At no time should any speaker system be audible above ambient noise levels beyond the property lines of the site.

(n) Provide a minimum eight-foot-wide landscape area, which may include a solid wall or fence in addition to planting, at the edges of sites between property lines and nearby entrance lanes, exit lanes, stacking lanes and other drive-through facilities, in order to provide screening and enhance site environmental benefits. (Ord. 1611 § 20, 2018).