Chapter 18.65 BUILDING ORIENTATION AND DESIGN

Chapter 18.65
BUILDING ORIENTATION AND DESIGN

Sections:

18.65.050 Downtown historic district design standards.

18.65.010 Purpose.

This chapter regulates the placement, orientation, and aesthetic design of buildings. The regulations are intended to protect public health, safety, and welfare through clear and objective standards that promote a variety of land uses and development, while protecting property values and ensuring predictability in the development process. In summary, this chapter is intended to create and maintain a built environment that:

1. Is conducive to walking and bicycling;

2. Provides natural surveillance of public spaces, or “eyes on the street,” for crime prevention and security;

3. Reduces dependency on the automobile for short trips, thereby conserving energy and reducing unwanted congestion;

4. Encourages the use of water-conserving landscaping;

5. Allows for the integration of surface water management facilities within parking lots and landscape areas;

6. Creates a sense of place that is consistent with the character of the community, including historical development patterns, the community vision, and economic vitality. [Ord. 987 § 1 (Exh. A), 2022.]

18.65.020 General applicability.

This chapter applies to all new buildings in the residential, commercial, and public use zones and major exterior alterations (defined as more than 25 percent of existing exterior or floor space) to existing buildings. The Planning Commission, through a Type II/III procedure, may grant adjustments to this chapter, pursuant to the criteria of Chapter 19.40 HMC, Adjustments and Variances. The City Administrator, through a Type I or Type II process, may adjust or revise building orientation and design to better reach the goals of HMC 18.65.010, provided developer or builder total project costs are not increased by more than 10 percent. [Ord. 987 § 1 (Exh. A), 2022.]

18.65.030 Residential buildings.

1. Purpose. The following requirements are intended to create and maintain a built environment that is conducive to walking; reduces dependency on the automobile for short trips; provides natural surveillance of public spaces; and maintains the historic integrity/architectural character of the community.

2. Applicability. All residential buildings in the R-1, R-2, and R-3 zones shall comply, respectively, with the requirements of this code.

3. Building Orientation. Residential buildings that are subject to the provisions of this chapter, pursuant to HMC 18.65.020, shall conform to all of the following standards:

a. Building Orientation to Street. Except as provided below, dwelling units shall orient toward a street, have a primary entrance opening toward the street, and be connected to the right-of-way with an approved walkway and residential front yard. For purposes of this section, the primary entrance shall face or be within 45 degrees of parallel to an abutting street. A dwelling may have its primary entrance oriented to a yard other than the front or street yards where:

(1) The only permitted access to the property is from a shared driveway or flag lot drive and orienting the dwelling entrance to the street is not practical due to the layout of the lot and driveway;

(2) There is no adjacent street to which a dwelling may be oriented, or it is not practical to orient a dwelling to an adjacent street due to lot layout, topographic, or other characteristics of the site, or if the specific nature of the project or structure as a whole focuses or centers on a feature or area that is not a public street, or the dwelling is designed to face onto a central courtyard or away from the street, then the dwelling may orient to a walkway, courtyard, open space, common area, lobby, or breezeway (i.e., for multiple-family buildings) (see also HMC 18.50.060, Townhomes, attached single-family dwellings, special review criteria); or

(3) Where a flag lot is permitted, building orientation shall conform to the provisions for flag lots under Chapter 19.20 HMC.

4. Garages. The following standards apply to all types of vehicle storage, including, but not limited to, buildings, carports, canopies, and other permanent and temporary structures. The standards are intended to balance residents’ desire for a convenient, safe, and private vehicle access to their homes with the public interest in maintaining safe and aesthetically pleasing streetscapes. The standards therefore promote pedestrian safety and visibility of public ways, while addressing aesthetic concerns associated with street-facing garages.

a. Alleys and Shared Drives. Where a dwelling abuts a rear or side alley, or a shared driveway, including flag lot drives, the garage or carport opening(s) for that dwelling may orient to the alley or shared drive, as applicable, or street. Setbacks for garages facing alleys or shared driveways shall be 20 feet or more from the garage or carport to the closest edge of the alley or driveway easement of right-of-way.

b. Setback for Garage Opening Facing Street. No garage or carport opening shall be placed closer than 20 feet to a street or alley right-of-way except where the City approves a reduced setback and parking in front of garages is restricted.

c. Garages for Duplex Dwellings. Duplex design shall conform to Table 18.45.040.5. [Ord. 987 § 1 (Exh. A), 2022.]

18.65.040 Nonresidential buildings.

1. Purpose and Applicability. The following requirements apply to nonresidential development in the C-1 or PUZ zone, including individual buildings and developments with multiple buildings such as shopping centers, office complexes, mixed-use developments, and institutional campuses. The standards are intended to create and maintain a built environment that is conducive to pedestrian accessibility, reducing dependency on the automobile for short trips, while providing civic space for employees and customers, supporting natural surveillance of public spaces, and creating human-scale design. The standards encourage buildings placed close to streets, with storefront windows (where applicable), with large building walls divided into smaller planes, and with architectural detailing. The standards are also intended to promote compatibility with the historic development pattern/architectural character of the community.

a. The standards are intended to enhance/support the continued development of the City, reinforcing it as an attractive place to work, shop, and conduct business.

b. The standards respond to and reconcile the historical context of the City with more contemporary building practices. The standards draw on the architectural vocabulary of the City’s historic districts, while allowing a contemporary interpretation of older building forms and styles scaled to fit the community. It is not the City’s intent to create an architectural theme, but rather to ensure that new buildings and exterior alterations fit within the context of their surroundings and contribute toward the development of compact, walkable commercial and mixed-use districts.

c. Specifically, the standards draw upon the local vocabulary of building styles and elements, including compatibility with locally significant historic structures where applicable:

(1) Create a sense of street enclosure with appropriate building heights and detailing;

(2) Address differences in building scale between different zoning districts;

(3) Encourage a diversity of building facades and rooflines that fall into a consistent rhythm;

(4) Improve the streetscape with adequate civic space, street furnishings and public art;

(5) Focus parking behind or adjacent to structures in order to create a sense of community and promote pedestrian access.

2. Building Orientation. The following standards apply to new buildings and building additions that are subject to site design review. The City Planning Commission may approve adjustments to the standards as part of a site design review approval, pursuant to Chapters 19.15 and 19.40 HMC.

a. Except as provided in subsections (3)(e) and (f) of this subsection, all buildings shall have at least one primary entrance (i.e., tenant entrance, lobby entrance, breezeway entrance, or courtyard entrance) facing an abutting street (i.e., within 45 degrees of parallel to the street property line); or if the building entrance must be turned more than 45 degrees from the street (i.e., front door is on a side or rear elevation) due to the configuration of the site or similar constraints, a paved pedestrian walkway must connect the primary entrance to the sidewalk in conformance with HMC 18.70.030.

b. Off-street parking, trash storage facilities, and ground-level utilities (e.g., utility vaults), and similar obstructions shall not be placed between building entrances and the street(s) to which they are oriented. To the extent practicable, such facilities shall be oriented internally to the block and accessed by alleys or driveways or screened from view by any abutting street, sidewalk, or fencing.

c. Off-street parking shall be oriented internally to the site to the extent practicable and shall meet the access and circulation requirements of Chapter 18.70 HMC, the landscape and screening requirements of Chapter 18.75 HMC, and the parking and loading requirements of Chapter 18.80 HMC.

d. Where a development contains multiple buildings and there is insufficient street frontage to meet the above building orientation standards for all buildings on the subject site, a building’s primary entrance may orient to plaza, courtyard, or similar pedestrian space containing pedestrian amenities and meeting the requirements under Chapter 18.65 HMC, subject to site design review application and approval. When oriented this way, the primary entrance(s), plaza, or courtyard shall be connected to the street by a paved or hardscape pedestrian walkway conforming to HMC 18.70.030.

3. Primary Entrances and Windows. The following standards apply to new buildings and building additions that are subject to site design review. The Planning Commission may approve adjustments to the standards as part of a site design review approval, pursuant to Chapters 19.15 and 19.40 HMC.

a. Pedestrian Entrances. Ground-level entrances oriented to a street shall be at least partly transparent for natural surveillance and to encourage an inviting and successful business environment. This standard may be met by providing a door with a window(s), a transom window above the door, or sidelights beside the door. Where ATMs or other kiosks are proposed on any street-facing elevation, they shall be visible from the street for security and have a canopy, awning, or other weather protection shelter.

b. Corner Entrances. Buildings on corner lots are encouraged to have corner entrances. Where a corner entrance is not provided, the building plan shall provide an architectural element or detailing (e.g., tower, beveled corner, art, special trim, etc.) that accentuates the corner location.

c. Street Level Entrances. All primary building entrances shall open to the sidewalk and shall conform to Americans with Disabilities Act (ADA) requirements, as applicable. Primary entrances above or below grade may be allowed where ADA accessibility is provided.

d. Windows – General. Except as approved for parking structures or accessory structures, the front/street-facing elevations of buildings shall provide display windows, windowed doors, and, where applicable, transom windows to express a storefront character.

e. Side and Rear Elevation Windows. All side and rear elevations, except for zero-lot line or common wall elevations, where windows are not required, shall provide not less than 30 percent transparency.

f. Window Exceptions. The City Planning Commission may approve an exception to the above standards where existing topography or building function makes compliance impractical. Where an exception to the window transparency requirement is made for parking garages or similar structures, the building design must incorporate openings or other detailing that resembles the window patterns (rhythm and scale).

4. Mechanical Equipment.

a. Building Walls. Where mechanical equipment, such as utility vaults, air compressors, generators, antennas, satellite dishes, or similar equipment, is permitted on a building wall that abuts a public right-of-way or civic space, it shall be screened pursuant to HMC 18.75.030. Standpipes, meters, vaults, and similar equipment need not be screened but shall not be placed on a front elevation when other practical alternatives exist; such equipment shall be placed on a side or rear elevation where practical.

b. Rooftops. Except as provided below, rooftop mechanical units shall be set back or screened behind a parapet wall or other screening so that they are not visible from any public right-of-way or civic space. Where such placement and screening are not practicable, the City Administrator or the Planning Commission may approve painting of mechanical units in lieu of screening; such painting may consist of muted, earth-tone colors that make the equipment visually subordinate to the building and adjacent buildings, if any.

c. Ground-Mounted Mechanical Equipment. Ground-mounted equipment, such as generators, air compressors, trash compactors, and similar equipment, shall be limited to side or rear yards and screened with fences or walls constructed of materials similar to those on adjacent buildings.

5. Drive-Up and Drive-Through Facilities. Drive-up and drive-through facilities shall comply with the requirements of Chapter 18.70 HMC.

6. Historic District and Historic Buildings. Refer to HMC 18.65.050.

7. Mixed-Use Building Height Bonus. Height bonuses for mixed-use buildings approved or approved with conditions under Table 18.45.040.5 must meet all of the following criteria:

a. The proposed height increase is for the sole purpose of allowing a residential use above a permitted commercial, civic, or institutional use; or is required to accommodate structured parking.

b. The proposed increase in height is compatible with adjacent uses and structures or can be made compatible through reasonable conditions of approval. For the purposes of this subsection, a finding of compatibility means that the proposed height increase does not create a fire hazard; does not conflict with a locally or Federally designated historic landmark or district, or with a building or district the City recognizes as being eligible for the National Register of Historic Places; and does not create excessive glare, shade, noise, or privacy concerns for existing adjacent residential uses.

c. The proposed increase in height does not exceed 15 feet, per Table 18.45.040.5. [Ord. 987 § 1 (Exh. A), 2022.]

18.65.050 Downtown historic district design standards.

1. Purpose. The purpose of the historic overlay is to honor and protect the heritage of the community and preserve the historic integrity of the downtown area. The historic overlay will encourage the preservation of existing historical buildings and the construction of compatible structures.

2. Permitted Uses and Conditional Uses. In the historic overlay zone (HOZ), permitted and conditional uses are the same as the underlying zoning district for the property.

3. Signs. All signage shall comply with the applicable provisions in Chapter 18.90 HMC.

4. Setback and Facade Requirements.

a. Setbacks. Setback requirements in the HOZ are the same as the underlying zoning district for the property.

b. Facades. To the greatest extent practicable, building facades in the HOZ shall be aligned with the existing structures on the street, maintaining the traditional pattern established by historic buildings.

5. Height of Buildings. The building height requirements shall be the same as the underlying zone for the property.

6. Lot Coverage. The lot coverage requirements shall be the same as the underlying zone for the property.

7. Historic Overlay Area. The HOZ is defined as the area between Monroe and Macy Streets, and between 1st Street and the Union Pacific Railroad tracks. The buildings in the local inventory of historic properties are listed as follows:

a. I.O.O.F. Hall, 190 Smith Street;

b. May and Senders Store, three-bay arcaded facade/rectangular (original portion), 125 Smith Street;

c. E.F. Wyatt House, 353 Smith Street;

d. Hardware Store, 180 Smith Street;

e. Hubbell Building, 286 Smith Street, 294 Smith Street and 146 South 3rd Street;

f. Farmers and Merchants Bank, 203 Smith Street;

g. Moody Building, 206 South 3rd Street;

h. Samuel May Barn, behind 480 Smith Street (demolished on June 2, 2000);

i. Abner Waters/J.P. Schooling House, 206 South 4th Street and outbuilding;

j. Thomas Sommerville House, 196 South 4th Street.

8. Building Scale and Mass. The architectural design, height, width and depth of the buildings shall be compatible with the historic buildings identified in subsection (7) of this section, especially those most adjacent. The vertical lines of columns and piers and the horizontal definition of cornices and other primary structural elements of historic buildings shall be recognized. Historically, the modulation of building facades was determined by lot parceling. Generally, buildings were built at 25-, 50-, and 100-foot widths. Within those general building widths, the building can be divided into a smaller bay storefront system by use of vertical elements.

9. Building Shape. The ratio of height to width of the different elevations of the building shall be compatible with the historic buildings identified in subsection (7) of this section, especially those most adjacent.

10. Building Orientation. The location of the building entrance and the orientation of the primary facade of the building shall be in the same direction as that of nearby buildings in the HOZ.

11. Facade Components. Repetition of historic facade components creates patterns and alignments that visually link buildings within a block or area, while allowing individual identity of each building. Historic facade components help to establish a sense of scale and context. The application of historic facade components is encouraged to the greatest extent practicable, and a project shall include at least two of the following historic facade components:

a. Cornice or parapet;

b. Awning or canopy;

c. Transom;

d. First-floor display window;

e. Center entry, perhaps recessed.

12. Scale of Openings. The ratio of open surfaces (windows, doors) to enclosed surfaces (walls) of the building exterior shall be similar to that of nearby buildings. The height, width, and shape of door and window openings shall be compatible with buildings identified in subsection (7) of this section, especially those most adjacent.

13. Roof Form. Historically, downtown commercial buildings were constructed with flat roofs and a parapet or cornice on the facade facing a street. Residential buildings were constructed with pitched roofs at varying angles. New commercial and residential roofs shall be compatible with the roofs of buildings identified in subsection (7) of this section, especially those most adjacent.

14. Design Standards for New Construction. New commercial and residential construction, facade renovation, or building rehabilitation shall reflect the City’s historic, aesthetic, and cultural heritage. The scale and form, style, material and texture, color, and signage shall follow the design guidelines for the historic downtown beginning on pages 6 through 21 of the Harrisburg Design and Community Action Plan, dated June 27, 1991.

a. Preliminary plans will be submitted to the City Administrator or designee for review.

b. Upon review, the City Planner shall:

(1) Determine whether the plan meets design guidelines and approve the application as presented; or

(2) Determine that the application requires site plan review.

c. The applicant shall be notified of the review decision within 30 days after the submittal of plans for review.

15. Design Guidelines for Commercial Construction. New commercial construction and exterior improvements and rehabilitation shall comply with subsections (3) through (14) of this section, with the following emphasis:

a. The historic downtown commercial buildings shall be maintained and developed to represent a historic riverfront community of the late 1880s to early 1900s. The following buildings currently listed on the local inventory of historic properties best represent buildings from this era:

(1) I.O.O.F. Hall, 190 Smith Street;

(2) Rampy Building, 195 Smith Street;

(3) Hubbell Building, 286 Smith Street; and

(4) May and Senders Store (original three-bay arcaded facade), 125 Smith Street.

16. Building Materials for Commercial Construction. The type of materials used shall be selected from those materials exhibited on the buildings (or similar) representing the targeted era listed in subsection (15)(a) of this section. These include wood, brick, cast iron, and wrought iron.

17. New Residential Construction – Design Guidelines. New residential construction and exterior improvements and rehabilitation shall comply with subsections (3) through (14) of this section, with the following emphasis:

a. The historic downtown residential buildings shall be maintained and developed to represent a historic riverfront community of the late 1880s to early 1900s. The following buildings currently listed on the local inventory of historic properties best represent buildings from this era:

(1) E.F. Wyatt House, 353 Smith Street;

(2) Abner Waters/J.P. Schooling House, 206 South 4th Street and outbuilding;

(3) Thomas Sommerville House, 196 South 4th Street.

18. New Residential Construction – Building Materials. The type of materials for new residential construction and exterior remodeling shall be selected from those historic materials already present in the area. These include wood, brick, concrete, stucco, and cast iron. Wood is also an acceptable material to use for details and ornament.

19. Parking Standards for Historic Overlay. Parking standards generally applicable within the City of Harrisburg may not be appropriate for the historic district. The intent of the historic district is to have an appearance reminiscent of a time before there were automobiles and parking lots. Parking standards within the historic district shall therefore be as follows:

a. Parking shall be accessed from a public alley unless the City Planner determines this cannot reasonably be accomplished.

b. Parking, if provided off-street, shall not front onto a public street other than an alley except for public parking lots or when it is determined to be necessary by the City Planner.

c. There is no minimum number of automobile parking spaces for uses in the Downtown Historic District Zone. [Ord. 987 § 1 (Exh. A), 2022.]