Chapter 22.43
DESIGN STANDARDS
FOR THE BD1 ZONE
Sections:
22.43.000 Applicability.
22.43.010 Massing and articulation.
22.43.020 Orientation to street.
22.43.030 Ground level details.
22.43.040 Awnings/canopies and signage.
22.43.050 Transparency at street level.
22.43.060 Treating blank walls.
22.43.070 Building HVAC equipment.
22.43.000 Applicability.
The design standards in this chapter apply to all development within the BD1 downtown retail core zone. [Ord. 3697 § 2, 2008].
22.43.010 Massing and articulation.
A. Intent. To reduce the massiveness and bulk of large box-like buildings, and articulate the building form to a pedestrian scale.
B. Standards.
1. Buildings shall convey a visually distinct base and top. A “base” can be emphasized by a different masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line.
Buildings should convey a distinct base and top.
The base can be emphasized by a different material.
[Ord. 3697 § 2, 2008].
22.43.020 Orientation to street.
A. Intent. To reinforce pedestrian activity and orientation and enhance the liveliness of the street through building design.
B. Standards.
1. Buildings shall be oriented to the adjacent street, rather than to a parking lot.
2. Entrances to buildings shall be visible from the street and accessible from the adjacent sidewalk.
3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements:
a. Higher bay(s);
b. Recessed entry (recessed at least three feet);
c. Forecourt and entrance plaza.
Buildings shall be oriented to the street.
Entrances shall be given visually distinct expression.
[Ord. 3697 § 2, 2008].
22.43.030 Ground level details.
A. Intent. To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets.
B. Standards.
1. Ground-floor, street-facing facades of commercial and mixed-use buildings shall incorporate at least five of the following elements:
a. Lighting or hanging baskets supported by ornamental brackets;
b. Medallions;
c. Belt courses;
d. Plinths for columns;
e. Bulkhead for storefront window;
f. Projecting sills;
g. Tile work;
h. Transom or clerestory windows;
i. Planter box;
j. An element not listed here, as approved, that meets the intent.
2. Ground floor commercial space is intended to be at grade with the sidewalk, as provided for in ECDC 16.43.030.
Ground floor details encourage visual interest along the ground level of buildings facing pedestrian streets.
[Ord. 3697 § 2, 2008].
22.43.040 Awnings/canopies and signage.
A. Intent.
1. To integrate signage and weather protection with building design to enhance business visibility and the public streetscape.
2. To provide clear signage to identify each business or property, and to improve way-finding for visitors.
3. To protect the streetscape from becoming cluttered, and to minimize distraction from overuse of advertisement elements.
B. Standards.
1. Structural canopies are encouraged along pedestrian street fronts. If a canopy is not provided, then an awning shall be provided which is attached to the building using a metal or other framework.
2. Awnings and canopies shall be open-sided to enhance visibility of business signage. Front valances are permitted. Signage is allowed on valances, but not on valance returns.
3. Marquee, box, or convex awning or canopy shapes are not permitted.
4. Retractable awnings are encouraged.
5. Awnings or canopies shall be located within the building elements that frame storefronts, and should not conceal important architectural details. Awnings or canopies should be hung just below a clerestory or transom window, if it exists.
6. Awnings or canopies on a multiple-storefront building should be consistent in character, scale and position, but need not be identical.
Open-sided nonstructural awning with front valance.
Open-sided structural canopy.
7. Nonstructural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high-gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted.
8. Signage should be designed to integrate with the building and street front. Combinations of sign types are encouraged, which result in a coordinated design while minimizing the size of individual signs.
9. Blade or projecting signs which include decorative frames, brackets or other design elements are encouraged. This type of detail can be used to satisfy one of the required elements under ECDC 22.43.030(B).
10. Use graphics or symbols to reduce the need to have large expanses of lettering.
11. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or backlit to only display lettering and symbols or graphic design.
12. Signage should be given special consideration when it is consistent with or contributes to the historic character of sites on the National Register, the Edmonds Register of Historic Places, or on a city council-approved historic survey.
13. Signage shall include decorative frames, brackets or other design elements. An historic sign may be used to meet this standard.
Retractable and open-sided awnings allow signage to be visible.
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Awning or canopy shapes: |
Examples of projecting signs using decorative frames and design elements.
[Ord. 3697 § 2, 2008].
22.43.050 Transparency at street level.
A. Intent. To provide visual connection between activities inside and outside the building.
B. Standards.
1. The ground level facades of buildings that are oriented to streets shall have transparent windows with a minimum of 75 percent transparency between an average of two feet and 10 feet above grade.
2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior.
3. Where transparency is not provided, the facade shall comply with the standards under ECDC 22.43.060.
Ground level facades of buildings should have transparent windows between two to 10 feet above grade.
Windows shall provide a visual connection between activities inside and outside the building, and therefore should not be mirrored or use darkly tinted glass.
4. Within the BD1 zone, ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or other window coverings intended to obscure the interior from public view from the sidewalk.* [Ord. 3697 § 2, 2008].
*Code reviser’s note: Subsection (B)(4) of this section was formerly codified as ECDC 16.43.030(B)(10)(g).
22.43.060 Treating blank walls.
A. Intent. To ensure that buildings do not display blank, unattractive walls to the abutting street.
B. Standards.
1. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least four of the following elements shall be incorporated into any ground floor, street-facing facade:
a. Masonry (except for flat, nondecorative concrete block);
b. Concrete or masonry plinth at the base of the wall;
c. Belt courses of a different texture and color;
d. Projecting cornice;
e. Decorative tile work;
f. Medallions;
g. Opaque or translucent glass;
h. Artwork or wall graphics;
i. Lighting fixtures;
j. An architectural element not listed above, as approved, that meets the intent.
Buildings shall not display blank, unattractive walls to the abutting street.
[Ord. 3697 § 2, 2008].
22.43.070 Building HVAC equipment.
A. Intent. To ensure that HVAC equipment, elevators, and other building utility features are designed to be a part of the overall building design and do not detract from the streetscape.
B. Standards.
1. Rooftop HVAC equipment, elevators and other rooftop features shall be designed to fit in with the materials and colors of the overall building design. These features shall be located away from the building edges to avoid their being seen from the street below. If these features can be seen from the adjoining street, building design shall use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to integrate these features with the design of the building.
2. When HVAC equipment is placed at ground level, it shall be integrated into building design and/or use screening techniques to avoid both visual and noise impacts on adjoining properties.
Rooftop equipment should be screened from view.
[Ord. 3697 § 2, 2008].