Chapter 22.100
FIRDALE VILLAGE SITE DESIGN STANDARDS
Sections:
22.100.000 Applicability and goals.
22.100.010 Site design and planning.
22.100.020 Architectural design.
22.100.030 Pedestrian orientation, outdoor spaces and amenities.
22.100.040 Vehicular access and parking.
22.100.050 Site landscaping and screening elements.
22.100.060 Signage.
22.100.070 Site lighting.
22.100.080 Safety issues.
22.100.090 Sustainable design.
22.100.100 Definitions.
Aerial view of existing Firdale Village site.
22.100.000 Applicability and goals.
A. Applicability. The design standards in this chapter apply to all development within the Firdale Village MU zone, including the subdistricts contained within the larger zone.
The design standards use imperative language such as “shall” and “must” to indicate high priority features and a strong directive toward satisfying the standards’ intent. Words such as “should” and “may” indicate desirable conditions or elements that are strongly encouraged.
B. Goals and Intent. The design standards will help to shape a neighborhood village form of development, a place of complementary uses within an aesthetically attractive, easily accessible and economically healthy environment. The guidelines and standards will be used to create an attractive, inviting environment for residential and commercial uses, with an emphasis on the needs of the pedestrian, including the needs of senior citizens, youths and physically challenged persons, but that is also accessible for vehicles.
Development shall be located to facilitate transit and nonmotorized travel modes. On-site facilities that are convenient and attractive to pedestrians, bicyclists and vehicles are encouraged. The development will be designed to include the following uses, and will also evolve and change over time:
Retail shops and stores, professional offices, restaurants, services, multiresidential and community-related outdoor areas and facilities.
C. Project Vision.
1. Scale and Form. The vision for Firdale Village is the creation of a vibrant neighborhood village development that demonstrates a balance between commercial, retail and residential uses and contributes to the vitality of the neighborhood and area. The project is intended to create an environment that is accessible and inviting to the pedestrian, visitor, tenant, motorist and public transit user. The project can also be an important example of a more sustainable form of development, one that incorporates sustainable design strategies and methods in many aspects of the project, from site design and construction to long-term water and energy efficiency. New development shall include pedestrian amenities that bring residents and customers to the development, including local shopping, services, offices, specialty retail, restaurants, and other related uses. Outdoor spaces shall function as social settings for a variety of experiences, while maintaining a human scale and ability for easy pedestrian circulation. [Ord. 3760 § 2 (Exh. A), 2009].
22.100.010 Site design and planning.
A. Intent.
1. The project design shall respond to special opportunities and constraints of the site, including solar orientation, changes in topography, preservation of existing trees as buffer, and opportunities for low-impact site design.
2. The project design shall take advantage of the southern solar orientation for multifamily residential orientation and outdoor courtyards as well as designing adequate usable open space and landscaped areas in both private residential and commercial subdistricts. The project should also respond to other local climatic and ecological context by incorporating the site’s natural systems including significant trees, hydrology and geology into design solutions.
3. In general, the designer shall consider the site design as a whole in helping to create an inviting environment for residents, tenants and visitors. In order to clarify possibilities for sustainable design, goals for sustainability and green technologies shall be set in the initial stages of project design.
B. Site Features.
1. Pedestrian Orientation. The project shall include a pedestrian orientation with public amenities, such as buildings with ground floor orientation to the streetscape and public spaces, pedestrian walkways, street trees, attractive landscaping, outdoor areas with seating and other amenities, and places for gathering. Additional amenities in public spaces such as fountains, sculpture or other forms of art are highly encouraged. (See pedestrian orientation section, ECDC 22.100.030, for more description.)
The use of materials, color, texture, form and massing, proportion, public amenities, landscaping and vegetation along with mitigation of environmental impacts shall be incorporated in the design of the project with the purpose of supporting a human scale, pedestrian-oriented development.
Large storefront windows, overhead metal canopy, lush landscaping and attention to detail help to create a strong pedestrian orientation.
2. Tree Retention. The project site plan shall retain the existing stand of evergreen trees at the north end of the site, to help serve as a buffer between the new buildings and the residential parcels bordering the project.
Illustration depicting existing large trees on the site that act as buffer on north boundary of the site.
C. Open Space – Design Intent. The project shall include a comprehensive open space network that uses courtyards and other open space elements to connect the residential and commercial uses.
1. The design and layout of required plazas, courtyards and other public gathering spaces shall contribute to the overall sense of place and help attract pedestrian users to the development.
The project shall be designed in such a way to allow some views into the public plazas and open space from Firdale Avenue, to help create an inviting and welcoming ambiance from outside the development. It is important to achieve a balance between creating inviting, usable public spaces and buffering noise and other traffic issues from Firdale Avenue. A more transparent configuration, that allows views from the street into the development, will also help create an inviting ambiance and make visible the pedestrian-friendly character of the development.
2. Open Space Requirements. Minimum open space requirement for the development: 20 percent of total site area. The minimum open space requirement may include all developed pedestrian areas including landscaped walkways, existing setback landscaping, plazas, courtyards and other passive open spaces in the commercial area. The calculation may also include open space for the residential uses. The calculation shall not include parking areas, driveways, or service areas.
3. Residential Open Space. Residential development shall include private open space or outdoor areas for residents. These areas shall be configured and designed so as to ensure privacy for residential uses while also providing linkages to the public open space components of the project. Seating areas shall be provided as an important part of the usable open spaces, and coordinated with landscaping, shaded areas, lighting and orientation to focal points. [Ord. 3760 § 2 (Exh. A), 2009].
22.100.020 Architectural design.
A. Design Intent. To create a unified design concept for the project that reflects the neighborhood village form of development, while allowing for some individual expression of each building. The massing, layout and individual design of each building shall be compatible with the architectural design of its on-site neighboring buildings, yet complement the neighborhood village character. In general, all aspects of the project, from landscaped open spaces to project signage should be well-designed and coordinated with the project as a whole.
1. Scale. The designers shall consider how the structure and site development will be viewed from the street and adjacent properties. Scale is not simply the size of the buildings, it is the proportion of buildings in relationship to each other, to the street and to the pedestrian environment. Because of the bowl-like topography, the larger scale buildings will be toward the side and rear of the site, with lower scale commercial buildings toward Firdale Avenue.
2. Form and Style. The objectives and standards do not set a particular style of architecture or design theme. The style and site design shall be pedestrian in scale and address design features such as distinctive building shapes; incorporation of a number of design elements on building facades, with particular focus on ground floor; integration of art; interesting textures and patterns; treatment of public spaces; landscaping; and signage.
Building forms shall not present visual mass or bulk impacts that are out of proportion to the adjoining structures, or that appear from the street or sidewalk as having unmodulated visual mass or bulk. Building additions should complement the original structure in design.
Mixed-use development with variation in scale and height. Variety of retail facades, along with interesting storefronts, creates visual interest at the ground level.
B. Architectural Character.
1. Building Siting and Orientation.
a. Where feasible, primary commercial buildings shall be oriented to the street frontage to enliven the street edge as well as to maximize access from the public sidewalk. Because not all of the commercial space will be oriented towards Firdale Avenue, primary entrances may also be oriented to side streets or towards a rear courtyard as the site design warrants.
b. All visible building frontages and ground floor commercial spaces shall be detailed with architectural elements. (See Building Facades, subsection (B)(3) of this section.)
c. Commercial uses are located towards the front of the site, with orientation towards Firdale Avenue. Residential uses are located towards the rear of the site to allow for greater privacy and buffering from street noise and activity.
2. Building Articulation.
a. In order to prevent long stretches of monotonous facades, buildings over 100 feet in length as measured parallel to a roadway or public open space shall be vertically articulated along the facade at regular intervals.
b. Articulation may be accomplished in several ways, including: Modulation – the stepping back of projection of a portion of the facade, including significant building elements such as balconies, porches, canopies, entry areas, etc., that visually break up the facade. Articulation can also be accomplished through adding building focal points which include distinctive entry features, changing the roofline and changing materials.
Mixed-use building with modulation of facade along with emphasis on development of ground floor retail uses.
3. Building Facades.
a. Objectives. Building facades should be designed with a variety of architectural elements that suggest the buildings’ use and provide visual interest to residents and pedestrians. Special focus shall be given to mass, scale roof forms and landscaping, with special attention to the ground floor of retail and commercial buildings.
b. Street-Facing and Major Facade Elements. All major mixed-use, commercial and/or retail buildings within the development shall include decorative light fixtures, and decorative paving, and at least five of the following elements on the major facades, with at least five elements on the ground floor:
i. Window and door treatments which embellish the facade.
ii. Unique facade treatment, such as decorative materials and design elements.
iii. Recessed entrances.
iv. Balconies.
v. Railings, grill work, gates.
vi. Unique landscaping.
vii. Belt courses.
viii. Decorative tile work.
ix. Projecting metal and glass canopy.
x. Clearstories over storefront windows.
Building facade with emphasis on development of ground floor – with attention to building entry and other attractive facade detail including iron grill balconies above.
Mixed-use building with large scale storefront windows helps to maximize transparency at ground level. Metal canopy, use of durable materials and lighting add to visual interest.
Use of high-quality materials and decorative building details including exterior lighting and grill work add interest.
Retail facade with emphasis on the ground floor and entry. Architectural detail includes large windows in storefront, large glass entry door, recessed entry, arched windows above, contrasting stone outlining entry, structural canopy above entry, large sign integrated into building facade, hanging blade sign to the left, and landscaped planters in front.
c. Walls. Blank walls without visual or architectural interest shall be avoided. Buildings shall provide massing breaks along wall expanses and walls shall include visual or architectural treatments. Walls facing the sidewalk or other pedestrian spaces should be treated with recesses, landscaping, windows, seating, recessed secondary entrances, balconies, belt courses, cornices, and other means of breaking up the blank wall surface.
d. Ground Floor Windows and Doors. Major commercial buildings should have at least 75 percent of the length of the ground floor facade between the height of two feet and seven feet devoted to windows and doors affording views into retail, office or lobby space.
e. Transparent Facades. Major commercial building facades shall have a high degree of transparency into the first floor offices/retail to help create a more inviting ambiance. See subsection (B)(3)(d) of this section on ground floor windows and doors.
Storefront design with a high degree of transparency from walkway or sidewalk.
Building with large storefront windows, overhead canopy and large street trees.
f. Upper Story Facades. Upper stories of buildings above two stories should maintain an expression line along the facade such as a setback, change of material, or a projection to reduce the perceived building mass. Upper-story features shall include but are not limited to balconies, roof decks, or bay windows.
g. Long Buildings. Long buildings, more than 50 feet in length, shall provide relief to perceived building mass through such features as varied setbacks or heights, or projecting windows, entrances or walls. Long linear walls should be staggered horizontally and vertically to provide interest.
h. Entrances. Building entrances should concentrate along the sidewalk and should be physically and visually inviting. Entrance doors should be recessed from the facade surface to emphasize the entrance and provide a sheltered transition to the interior of the building. Special paving treatments may be used to enhance the entry.
i. Pedestrian Walkways. Pedestrian walkways should be a minimum of eight feet wide, and be landscaped appropriately. Wheelchair ramps shall be constructed between the sidewalk and building entrances.
j. Building Facades Oriented Towards Residential Areas. Building facades facing north towards the single-family residential areas shall be designed to include elements to create an interesting architectural expression as opposed to blank walls. Elements shall include those associated with multifamily residences such as balconies, roof decks, or bay windows, along with modulation of building facades.
4. Materials and Color.
a. Objectives. The buildings should include textured high-quality materials and colors and provide a visually interesting experience. Color shall be carefully considered in relation to the overall project design. Color and materials should highlight architectural elements such as doors, windows, fascias, cornices, lintels, sills and pedestrian amenities.
b. Development and Design Standards.
i. Building exteriors shall be constructed from high-quality and durable materials that will require minimal maintenance.
ii. Color. A harmonious range of colors shall be used on all buildings. Bright colors shall be used only for trim and accents. [Ord. 3760 § 2 (Exh. A), 2009].
22.100.030 Pedestrian orientation, outdoor spaces and amenities.
A. Design Intent. The project should incorporate a network of well-designed, attractive pedestrian spaces throughout the project. The commercial area will feature various sizes of public spaces, completed with outdoor furnishings and amenities to help create a safe, inviting environment for visitors and residents.
B. Pedestrian Connections.
1. Attractive well-marked pedestrian links between parking and buildings shall be provided. The connections shall be designed to enhance pedestrian safety through clearly marked walkways across traffic lanes, landscaped areas and parking lots.
2. Where walkways cross driveways and traffic lanes, special features shall be used to increase safety for pedestrians. Potential features include raised or textured pavement to define the pedestrian space, raised curbs, curb extensions or low-level lighting such as bollard lights.
3. Pedestrian connections shall be provided between buildings with special focus on connections between residential and commercial areas.
4. Pedestrian connections shall include design cues to help demarcate the transition between public and private spaces. Design cues may include a change in materials, colors, landscaping or the dimensions of the space.
5. Illumination of walkways shall be concentrated along the pedestrian paths leading to parking areas and in the specific areas where cars are parked.
6. Walkways shall be landscaped where feasible.
7. The project shall include at least one pedestrian pathway through the parking area(s) to the main entrance from the street.
C. Pedestrian Amenities – Commercial and Public Areas.
1. Pedestrian amenities such as street trees, landscaping, and seasonal flowers, benches, lighting, banners and possibly artwork shall be provided to create interest along walkways, courtyards and other pedestrian-oriented spaces.
Amenities including street trees, planted areas, canopies, wide sidewalks and street furniture emphasize the pedestrian orientation of the project.
2. All public open spaces, walkways, and sidewalks shall meet ADA standards.
3. The addition of texture to the ground plane of sidewalks and plazas with unit pavers, bricks, tiles or public artwork is strongly encouraged.
4. Safe public walkways around and through parking areas shall be provided as an important part of the site layout and design. (See subsections (B)(1) through (6) of this section.)
5. Awnings, arcades, pergolas, and/or overhangs shall be provided to protect pedestrians from inclement weather whenever possible.
6. Pedestrian amenities and detailing of site furniture, lighting, paving, and site amenities shall be consistent throughout the development to help create a recognizable identity and image.
7. Separate areas should be provided for active and passive activities.
8. Residential buildings shall provide an easily accessible gathering space for building occupants and their guests. Examples include an upper level or rooftop patio area or an at-grade courtyard.
D. Pedestrian-Oriented Spaces.
1. Mixed-use areas shall emphasize pedestrian orientation by incorporating features such as plazas, interior walkways, outdoor courtyards, outdoor seating areas, fountains, outdoor street furniture and other similar elements.
2. Outdoor Spaces. A variety of outdoor spaces shall be provided, including patios, courtyards, plazas and other landscaped open spaces, which shall be proportionate in size to the development.
a. Courtyards.
i. An outdoor covered or uncovered area easily accessible to the public at the same level as the public sidewalk or pedestrian connections, which should:
(A) Be at least eight feet in width, with a building facade on at least one side; and minimum area of 100 square feet.
(B) Be landscaped with groundcover, shrubs, trees or other landscaping over 25 percent of its area.
The design should include seating, special paving material, pedestrian-scale lighting and other pedestrian furnishings.
b. Plazas, Squares and Other Open Spaces. Public plazas and other gathering areas shall be provided to encourage community activity in open spaces, particularly at the edges that relate to building openings, natural features, or activities. Public plazas and gathering areas shall be of sufficient size to encourage passive gathering activity and permit permanent/temporary seating and shall incorporate other elements as described:
i. There shall be pedestrian linkages leading to and from the plazas to natural features and other pedestrian paths.
ii. A plaza shall have an articulated edge (buildings, benches, landscaping, etc.) where feasible to provide visual interest and additional seating along the edges of the plaza where people may linger out of the pedestrian traffic flow.
iii. Amenities shall be provided such as seating, lighting, plants, drinking fountains, distinctive paving, artwork, bicycle racks or structures (either open or covered), and such focal points as a sculpture or water feature.
(A) Plaza Amenities. Minimum quantity of amenities for plazas shall include four main elements of the following:
(1) Pedestrian-oriented seating;
(2) Permanent landscaping elements including planting beds, large potted plants and other landscaping elements that add visual interest;
(3) Outdoor lighting element (other than walkway lighting for safety);
(4) Outdoor artwork or sculptures;
(5) Outdoor fountains;
(6) Information kiosks;
(7) Trash receptacles.
(B) Plaza Amenities. Additional elements that can be included above the minimum elements listed above:
(1) Decorative clocks;
(2) Special paving patterns or tree grates;
(3) Bicycle racks;
(4) Other amenities that meet the intent of providing high-quality, pedestrian-oriented usable space.
iv. Pedestrian furniture for plazas, courtyards, walkways and other public spaces shall be made of durable, weather-resistant materials and can be reasonably maintained over an extended period of time.
v. The quantity, type, placement and location of amenity elements shall contribute to a well-balanced mix of features that provide attractive, inviting, usable outdoor spaces.
vi. Color, form and texture are integral to the overall design of the plaza. Design of the plaza shall incorporate some soft as well as hard surface areas (landscaped and special pavement areas).
Courtyard space surrounding fountain with artwork, street furniture, trees and potted plants.
c. Configuration and Linking of Outdoor Spaces. Where possible, smaller outdoor spaces including courtyards and plazas shall be designed to be adjacent to another outdoor space to increase the size and usability of outdoor spaces.
Where possible, several outdoor spaces shall be linked to help create a mini-park or usable outdoor space, complete with landscaping, planters, pedestrian-oriented furnishings and other amenities. The intention is to provide both usable smaller outdoor spaces and larger plazas that can help to provide a larger, more park-like open space or public square that can be utilized for outdoor events, gatherings or community-type markets.
Open area between buildings can be designed as usable outdoor space.
Small courtyard outside restaurant, separated from adjacent open space by a low wall/fountain.
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Small courtyard created by recessed area in building. |
Narrow courtyard for dining can be created adjacent to restaurant. |
Open space courtyard adjacent to storefronts with fountain, seating stones, artwork and landscaping.
d. Residential Balconies and Decks. Upper story decks and balconies as private open space shall also be incorporated for residential use. Balconies shall be appropriately scaled and incorporated into the overall design of the building. The designer shall consider environmental conditions such as sun, shade, and prevailing winds when designing outdoor spaces including courtyards, decks, balconies and other usable open spaces.
E. Dedicated Public Meeting Space. The project should provide a public meeting room of not less than 500 square feet, with at least one wall with windows to the outside, within the commercial section of the project. Preferably, the room should be located adjacent to a courtyard or other usable public outdoor spaces or plazas, so as to be easily located and accessible to the public. The property manager/owner should provide access to the room on a reservation basis, and provide custodial service for the space on a regular basis.
A restaurant or coffee shop may provide such a meeting room adjacent to a primary dining room as an amenity, and may determine rules of access and reservation of the space. [Ord. 3760 § 2 (Exh. A), 2009].
22.100.040 Vehicular access and parking.
A. Parking Layout and Design.
1. Parking should be located on the sides, to the rear of projects or below grade with pedestrian connections between the parking areas and the commercial and/or residential buildings.
2. Building siting and parking design shall maximize opportunities for pedestrian and vehicular circulation between adjacent buildings or subdistricts, such as joint access easements and common driveways. The layout shall limit the conflict between pedestrians and cars to the greatest extent possible.
B. Access Drives. Building siting and parking design shall maximize opportunities for shared parking, access entries and driveways in order to minimize the number of curb cuts. This will help to limit possible conflicts between pedestrians and vehicles entering and leaving the parking area.
C. Vehicular Entrances and Driveways. The site plan shall allow a maximum of three access points from Firdale Avenue to the project. [Ord. 3760 § 2 (Exh. A), 2009].
22.100.050 Site landscaping and screening elements.
A. General Landscaping. Site landscaping shall be designed to achieve the project vision as described in ECDC 22.100.000(C). Trees and landscaping shall be incorporated into the site design in order to provide a more attractive overall pedestrian-oriented environment and to soften and screen the visual impact of hard surfaces such as parking lots, service areas, walkways and gathering places. Outdoor furniture shall be compatible with the project architecture and shall be carefully considered as integral elements of the landscape.
The combination of trees, planted areas, potted plants, and street furniture all work together to create an inviting, walkable environment.
1. A range of landscape materials, trees, evergreen shrubs, groundcovers and seasonal flowers shall be provided for color and visual interest.
2. Trees should be placed to allow southern sun exposure in such a manner as not to conflict with pedestrian activity areas. (For this reason trees with a fine leaf texture are also preferred in the plaza.)
3. Planters or large pots with small shrubs and seasonal flowers may also be used to separate cafe seating from traffic flow and create protected subareas within the plaza for sitting and people-watching.
4. Creative use of plant materials such as climbing vines or trellises, and use of sculpture groupings, etc., are also encouraged.
5. Native and drought-tolerant plants shall be used where possible. A minimum of 20 percent of all landscaped areas should include native drought-tolerant plants.
6. Sun angle at noon and wind pattern shall be considered in the design of the open space and courtyards to maximize sunlight areas.
7. Recommended materials include: brick, concrete, unit pavers, tile, stone and wood (some seating).
8. No dumpsters or service areas shall be adjacent to open space.
9. Public restrooms should be located nearby in an accessible public space.
Various forms of landscaping, including trees, planted areas, hanging plants, trellises and uses of potted plants, and site lighting, help to create an inviting and attractive ambiance within the development.
A well-designed landscape plan will help to provide walkable connections and usable open space throughout the project.
B. Landscaping – Parking Lots.
1. Parking areas shall be screened from pedestrian-oriented areas through the use of trees, shrubs, walls and/or trellis structures with plants.
2. Parking lots shall provide landscaping next to buildings and along walkways. Landscape beds within parking lots shall have a 90 percent ground coverage in five years.
3. Parking areas shall have one tree per every 10 parking stalls.
C. Screening Elements. Intent: To minimize the negative visual impacts of service and storage elements (e.g., waste receptacles, loading docks) to the street and pedestrian environment.
1. On-Site Service Areas. All on-site service areas, loading zones, outdoor storage areas, garbage collection and recycling areas shall be located in an area not visible from public streets or important pedestrian areas of the site. These areas shall be enclosed and screened around their perimeter by a wall or fence at least seven feet high. Service areas should be located and designed for easy access by service vehicles and for convenient access by each tenant.
2. Service elements shall be located and designed to minimize the impacts of the pedestrian environment and adjacent uses. Service elements should generally be concentrated and located where they are accessible to service vehicles and convenient for tenant use.
3. Roof-mounted mechanical equipment, meters and similar structures and other similar elements shall be located so as to not be visible from the street, public open space, parking areas, or from the ground level of adjacent properties. Screening features shall blend with the adjacent buildings and project as a whole. [Ord. 3760 § 2 (Exh. A), 2009].
22.100.060 Signage.
A.1. Design Intent.
a. To encourage signage that is clear, attractive and of an appropriate scale for the project.
b. To provide consistent design criteria for the entire project.
c. To enhance the visual qualities of signage through the use of complementary sizes, colors and methods of illumination.
d. To provide signage guidelines that meet commercial tenant needs.
2. General Signage. Types of signage fall into several categories:
Tenant signs (large and small), site entry markers and identification signs, wayfinding signage, and environmental graphic design elements.
B. Design Standards.
1. Signage must be of a high quality of design and materials, consistent with the design of the project. Signage shall be consistent throughout the project and always complement a building’s character.
2. Signage shall be designed as an integral element of the building’s architecture. Wall and blade signs shall not interfere with architectural details or disrupt the rhythm of windows.
3. Signage shall make a positive contribution to the overall visual character of the streetscape. Signs shall be appropriately sized with the scale of the building. Materials and colors used in the construction of signs shall be compatible with the overall design of the site.
Retail entry, with hanging blade signs to left of entry. Storefront exhibits strong pedestrian orientation and attention to detail including recessed entry door, glass storefront, arched element over entry door, contrasting materials of storefront, structural canopy and landscape planters in front.
4. Signs may be fabricated of mixed media, including metal reverse-illuminated letters, suspended neon letters, illuminated individual letters, and signs etched or cut out of solid materials such as wood or brass and illuminated from behind.
Mixed media sign above door.
Retail sign with large individual letters above canopy.
5. Internally illuminated boxes with formed or painted lettering are not permitted. Large internally illuminated boxes that serve as monument signs are not permitted.
6. Instead, larger signs of wood or other nontransparent or translucent material are allowed that have exterior sources of illumination (as opposed to internal). Monument signs constructed from plastic or plastic-like material are not allowed. However, monument signs that provide primary development identification (project name) constructed from materials such as wood, metal or other durable materials are allowed.
Monument sign on pedestal.
Ground level monument sign constructed of solid material.
7. Wayfinding Signage. The project shall include a coordinated system of signs to aid in visitor orientation and navigation through the project.
[Ord. 3760 § 2 (Exh. A), 2009].
22.100.070 Site lighting.
A. Objectives. Lighting shall be an integral part of all components of the development. Lighting shall contribute to the individuality, security and safety of the site design without having overpowering effects on the adjacent areas. Lighting is viewed as an important feature, for functional and security purposes, as well as to enhance the streetscape and public spaces.
1. The design of light fixtures and their structural support shall be integrated with the architectural theme and style of the main structures on the site, and with landscaping.
2. Pedestrian scale lighting (maximum 15 feet height) and/or bollard lighting shall be used to define pedestrian walkways, connections and other pedestrian areas within the development.
Decorative pedestrian scale lighting along walking near parking lots.
Light fixture with hanging plants in front of storefront.
3. Along walkways, low-level lighting that directs light downward onto the ground surface is encouraged. The design of the fixtures shall be compatible with the overall design of the development, and shatterproof lamp coverings will be used. The fixtures will be placed to minimize glare and shall be located as to not present hazards for pedestrians or vehicles.
4. All lighting shall be shielded from the sky and adjacent properties and structures, either through exterior shields or through optics within the fixture. Light shall not spill out onto surrounding properties or project above the horizontal plane. Warm lighting colors are encouraged.
5. Within parking lots, a minimum foot-candle of one at the perimeter of light sources and between light sources, and five under light fixtures, is recommended. Light shall not exceed one-half foot-candle at any property line.
6. Wall-mounted lights shall be directed downward. Soffit-mounted light fixtures shall be recessed in the soffit or otherwise fully shielded from any property line. Ground-mounted or other upward directional lighting will be permitted only where some form of shielding or light baffling is provided to create a soft, uniform light quality and minimize light spillage beyond the wall or sign being illuminated. [Ord. 3760 § 2 (Exh. A), 2009].
22.100.080 Safety issues.
A. Intent. Visitors and residents should find that the development provides the best possible design to protect their personal safety and the safety of their property. The development shall consider safety issues in all aspects of design, with particular focus on safety of pedestrians within the development as well as links to transit and outside access to the development.
B. Standards.
1. Architectural features should be used to provide weather protection and shade, as well as highlight building features and entries.
2. Landscaping and lighting shall be used to identify entrances, pathways, public spaces and bus stops.
3. Lighting shall contribute to the overall safety of the development, and landscaping should incorporate safe-by-design standards.
4. Covered bus stops and waiting areas shall be included to provide pedestrians with outdoor areas sheltered from extreme weather conditions.
[Ord. 3760 § 2 (Exh. A), 2009].
22.100.090 Sustainable design.
A. Incentive. In exchange for allowing four-story buildings for the multiresidential portion of the project, the development would be required to meet the requirements for at least a four-star rating of the Built Green of Washington program, or the LEED Gold Standard, with integration of sustainable design methods and technologies throughout the project.
If the project does not include four-story buildings in the multifamily subdistrict, then the project must meet the requirements for at least a three-star rating of the Built Green of Washington program. Particular focus will be given to low-impact site design strategies, water efficiency and energy efficiency methodologies.
B. Design Goals for Project. Incorporate goals for integration of sustainability at earliest stages of design process possible. Decide on projected levels of achievement for the project. For example: The project will achieve at least a four-star level of the Built Green of Washington program.
1. Site Design and Water Use. The proposed development will integrate low-impact development techniques where reasonably feasible. For the purposes of this section, low-impact development techniques shall include, but shall not be limited to, the following: the use of bioswales, green roofs, and grasscrete.
“Reasonably feasible” shall be determined based upon the physical characteristics of the property and its suitability for the technique; cost alone shall not render the use of low-impact techniques unreasonable or unfeasible.
Additional techniques for strong consideration:
a. Rainwater harvesting – for use in site irrigation and possibly toilet flushing for commercial uses.
b. Utilization of water efficient fixtures throughout the project.
2. Energy Resources. Increase efficiency by maximizing equipment efficiency and using control strategies. Design to reduce energy and electricity consumption and eliminate unnecessary demand. Include use of alternative energy resources wherever possible.
3. Material Resources.
a. Plan for long-term use by designing for adaptability, specifying durable materials and considering energy and maintenance needs.
b. Select resource-efficient and recycled materials, where possible, that minimize environmental impact.
c. Utilize wood from sustainable sources.
d. Encourage recycling of waste with easy access recycling stations and pickup areas.
e. Manage construction demolition and waste with a jobsite recycling plan.
4. Health and Indoor Air Quality. Utilize multiple strategies to limit emissions from materials. Select low VOC and nontoxic materials, paints and finishes. Pay special attention to residential units in selection of finishes and paints for low or no toxicity.
Sustainable stormwater mitigation and site drainage system.
Possible use of green roofs and other innovative technologies.
[Ord. 3760 § 2 (Exh. A), 2009].
22.100.100 Definitions.
This section will provide clarification of some of the specific terminology used within the guidelines.
“Courtyard” means a landscaped space enclosed on at least three sides by a structure(s).
“Curb cut” means a depression in the curb for the purpose of accommodating a driveway that provides vehicular access between private property and the street (or ADA/bike crossing at street corners).
“Facade” means any vertical exterior wall of a building.
“Frontage” refers to the length of property along a public street or right-of-way.
“Human scale” means the perceived size of a building relative to a human being. A building is considered to have “good human scale” if there is an expression of human activity or use that indicates the building’s size. For example, traditionally sized doors, windows, and balconies are elements that respond to the size of the human body, and therefore are elements in a building that indicate a building’s overall size.
Landscaping. An area is considered to be landscaped if it is:
Planted with vegetation in the form of hardy trees, shrubs, or grass or evergreen groundcover maintained in good condition; or occupied by sculpture, fountains, pools, benches, or other outdoor furnishings; or occupied by recreational facilities; or paved with decorative pavers or brick combined with any of the above items.
Modulation. As used in the design guidelines, “modulation” is a stepping back or projecting forward of portions of a building face within specified intervals of building width and depth, as a means of breaking up the apparent bulk of a structure’s continuous exterior walls.
Pedestrian-Oriented Facade. A building facade is considered pedestrian-oriented if it features any of the following characteristics:
1. A transparent window along at least 75 percent of the ground floor between the height of two feet and eight feet above the ground.
2. Frontage along a pedestrian-oriented space.
“Pedestrian-oriented space” means an area between a building and a public space that promotes visual and pedestrian access to the site and provides pedestrian-oriented amenities and landscaping to enhance the public’s use of the space for passive activities such as sitting, reading, picnicking, etc.
A pedestrian-oriented space must have:
1. Visual and pedestrian access into the site from the public right-of-way;
2. Paved walking surfaces of either concrete or approved unit paving;
3. On-site or building-mounted lighting;
4. Seating comprised of at least two feet of seating area (bench, ledge, etc.), or one individual seat per 60 square feet of plaza area or open space.
A pedestrian-oriented space is encouraged to have: Site furniture, amenities such as fountains, kiosks, artwork, and landscaping that does not act as a visual barrier.
“Vertical articulation” means visual division of a building’s facade into distinct sections or elements to reduce the apparent horizontal length of the facade. [Ord. 3760 § 2 (Exh. A), 2009].