Chapter 19.52 TOWN CENTER ZONE DESIGN GUIDELINES

The following special design standards apply to the Town Center zone and are intended to promote integrated development with pedestrian-oriented design. The design standards are intended to implement the City’s Comprehensive Plan and Economic Strategic Action Plan. The design standards help guide architects, developers and property owners to know what is expected of their development projects.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.020 Authority and applications.

A. These zoning controls apply to all new development, exterior alterations and major redevelopment or major improvements in the Town Center zone outside the Town Center overlay zone. Standards are mandatory while guidelines are discretionary.

B. Renovation of an existing single-family structure for residential use is exempt from the following sections, provided no expansion of the structure occurs.

C. A standard may be replaced with an equivalent item(s) if the applicant can demonstrate to the satisfaction of the Director that the standard is of equal or greater quality or quantity.

D. Any exterior alterations shall comply with these standards. When expanding the footprint of an existing building that is nonconforming with regard to its distance from the edge of a sidewalk, the building footprint shall be expanded in the direction of the sidewalk to decrease the nonconforming setback, unless it can be demonstrated this is not structurally possible.

E. A design review administrative use permit is required to develop in the Town Center zone. Provisions regarding the design review administrative use permit are found in this chapter and in Chapter 19.85 UPMC.

F. All University Place Municipal Code provisions apply unless preempted by a specific standard in this title.

G. The following UPMC provisions do not apply:


19.30.040(A)(8) Commercial Vehicles	19.65.100 Street Frontage Landscaping
19.35.040 Temporary Housing – Medical	19.65.120 Perimeter Landscaping*
19.45.040 Projection Exceptions	19.65.270 – 19.65.320 Tree Preservation
19.50.030 – 19.50.050 Design Review	19.70.060(F) Open Space Requirements
19.50.070(B)(2) Setbacks	19.75.090(D) Signs on Marquees, Canopies and Awnings

*Except adjacent to R1 & R2 Zones.

H. Each section includes a boxed definition or intent statement.

I. When reference is made to required or recommended use, streetscape amenity landscaping or parking in the zone, refer to specific standards and/or guidelines regarding those items. For example, if landscaping is required in parking areas, refer to the landscaping section in streetscapes for specific plant and irrigation standards and guidelines.

J. The Town Center is divided into areas by streets. Each street has different characteristics, including traffic volumes, width of right-of-way and proximity to single-family residential uses. These differences require standards and guidelines to achieve the Town Center vision and implement the City’s Comprehensive Plan. Building height, building mass, buffering, landscaping, parking standards and signs vary by area.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.030 General requirements.

A. Purpose. The purpose of the design review process is to ensure that development within the Town Center zone complies with these standards and guidelines and the overall vision established in this title.

B. Scope. The provisions of this chapter shall apply to all applications for a design review administrative use permit within the Town Center zone.

C. Review Authority. The Director of Community Development shall review the applications in accordance with the process below.

D. Review Criteria. The Director of Community Development shall approve applications when any of the following findings are made:

1. The applicant meets all standards of this title; or

2. The application sets forth a proposal that the director determines is equivalent to or exceeds the standards of this title.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.040 Review process.

A. Time Frame and Procedure. Design review shall be conducted in accordance with the timelines and procedures set forth in UPMC Title 22, Administration of Development Regulations. Town Center design review shall be considered a Type I permit.

B. Pre-Submittal Concept Review. A pre-design meeting may be scheduled with the City’s Technical Review Committee prior to formal project development and application. The applicant may present schematic sketches and a general outline of the proposed project. This meeting will allow City staff to acquaint the applicant with the design standards, submittal requirements and the application procedures, and provide early input on the proposed project.

C. Submittal Requirements. Applicants shall submit the Design Review application form(s) provided by the Community Development Department, along with the correct number of documents, plans and support material required in the application checklist.

D. Review Fees. Design review fees must be paid at the time of submittal.

E. Written Decisions. The Director shall issue a written decision approving, approving with conditions or denying the permit and include findings of fact and conclusions that support the decision.

F. Expiration of Approvals. If the applicant has not submitted a complete application for a building or site development permit within two years from the date of permit issuance, or if appealed within two years from the decision on appeal from the final design review decision, design review approval shall expire. The Director may grant an extension for no longer than 12 months, for good cause shown, if a written request is submitted at least 30 days prior to the expiration of the permit.

G. Exceptions. The Director is authorized to make exceptions to the standards when the applicant can demonstrate to the satisfaction of the Director that the exception meets the intent of these standards and is of equal or greater quality or quantity.

H. Appeals. Any decision of the Director may be appealed to the City Hearings Examiner. Appeals shall be filed as set forth in UPMC Title 22.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.050 Use and density.

A. Standards.

1. Land uses allowed in the Town Center zone are listed in Chapters 19.25, 19.30 and 19.35 UPMC unless otherwise specified herein.

2. If a development has a residential component it shall be combined with one or more nonresidential, nonparking use(s).

3. The minimum requirements for mixed use within the Town Center zone:

a. A minimum of 50 percent of a project site’s ground floor shall be in nonresidential, nonparking use.

b. The commercial component shall be built first or concurrent with the residential portion of the project.

c. No residential use (except entrances and lobbies) is allowed on a ground floor fronting an arterial street. Projects are encouraged to provide access to businesses from the residential ground floor entrances.

4. A maximum residential density of 12 dwelling units per acre is permitted in the Town Center zone subject to these standards. For residential density within the Town Center overlay refer to the Town Center design standards and guidelines, UPMC Ordinances 409 and 469.

B. Guidelines. The City Hall, Library and Public Safety Building (Police and Fire) are already located in the Town Center zone. To promote an economically viable Town Center with an increased level of activity the following uses are encouraged to locate in the Town Center overlay:

1. National, regional and local specialty retail uses including apparel, book and music stores, electronics and computer sales, eyewear and optical stores, jewelry, home furnishings, shoes and accessories, and specialty foods;

2. Residential uses, including leased units, condominiums, live/work units and lodging;

3. Large and small restaurants, including formal sit-down restaurants, ethnic cuisine, brew pubs, walk-up and take-out restaurants, delis, and vending kiosks;

4. Entertainment uses, including movie and performance theaters;

5. Professional services, including company headquarters, banks, investment firms, consulting firms, accounting, insurance, real estate, law, medical and dental offices and similar professional offices; and

6. Personal services, including hair and beauty salons and health clubs.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.060 Accessory structures and uses.

Accessory uses include kiosks, band shells, telecommunication uses and solid waste facilities.

A. Standards.

1. Accessory structures shall not exceed two stories or a height of 28 feet.

2. Wireless telecommunication facilities, including commercial and private facilities, shall be camouflaged by integrating antenna and satellite dishes into building architecture.

3. No new freestanding wireless cell towers are permitted in the Town Center zone.

4. Home occupations are permitted in accordance with Chapter 19.70 UPMC.

5. Solid waste and recycling dumpsters shall be screened and integrated into the design of the principal use.

B. Guidelines.

1. Accessory structures should be architecturally similar in design to their principal structures.

2. Accessory uses such as kiosks should be appropriately spaced so that areas do not appear cluttered or unduly interfere with pedestrian movement.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.070 Temporary uses, seasonal uses, and special events.

Temporary and seasonal uses and special events that add variety and do not detract from the Town Center experience are encouraged.

A. Standards.

1. Temporary and seasonal uses in the Town Center zone are permitted in accordance with Chapter 19.35 UPMC.

2. Outdoor temporary sales, except farmer’s markets, Christmas tree and firework stands, shall be conducted within portable kiosks meeting these design standards and guidelines.

3. Signs advertising temporary and seasonal uses shall be limited to window signs or kiosks within five feet of where the sales are taking place.

4. Facilities such as electrical outlets and water bibs shall be available for temporary and seasonal uses and special events but such electrical cords or water hoses shall not extend across walkways, sidewalks or plazas.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.080 Prohibited uses.

To mitigate impacts of incompatible uses or to maintain a competitive atmosphere, certain uses are specifically prohibited.

A. Standards. The following uses are prohibited:

1. Any commercial use that encourages patrons to remain in their cars while receiving goods or services.

2. Motor vehicle rental and repair uses are not allowed as a principal or accessory use.

3. Small engine repair.

4. Bars and nightclubs along Larson Lane or Drexler Drive.

5. The storage or repair of inoperable vehicles (except vehicles owned by residents of a development where the storage or repair is taking place and only then within residential garages).

6. Retail establishments primarily selling used goods including pawn shops and secondhand stores.

7. Dollar and factory second stores.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.090 Crime prevention through environmental design.

Crime prevention through environmental design (CPTED) is situational crime prevention based on changing and managing the physical environment to produce behavioral effects that will reduce the incidence and fear of crime, thereby improving the quality of life and enhancing profitability for business.

A. Guidelines.

1. Create territories that clearly delineate private space from semi-public and public spaces, and develop a sense of ownership. Ownership creates an environment where appearances of strangers and intruders stand out and are more easily identified.

2. Design spaces to allow for continued use and intended purposes.

3. Use pavement treatments, landscaping, art, signage, screening and fences to define and outline ownership of space.

4. Promote natural surveillance by creating environments where there is plenty of opportunity for people engaged in their normal behavior to observe the space around them. Areas can be designed so they are more easily observed through:

a. Design and placement of physical features to maximize visibility, including building orientation, windows, entrances and exits, parking lots, refuse containers, walkways, landscape trees and shrubs, use of wrought iron fences or walls, signage and other physical obstructions.

b. Placement of persons or activities to maximize surveillance possibilities.

5. Maintain lighting that provides for nighttime illumination of parking lots, walkways, entrances, exits and related areas to promote a safe environment.

6. Provide access control, to limit access and increase natural surveillance, especially into areas where people are not easily to be observed. When present, intruders are more readily recognized through:

a. The use of sidewalks, pavement, gates, lighting and landscaping to clearly guide the public to and from entrances and exits.

b. The use of gates, fences, walls, landscaping and lighting to prevent or discourage public access to or from dark or unmonitored areas.

c. Maintain landscaping, lighting treatment and other features to reinforce territories, natural surveillance and access control.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.100 Setbacks.

Building to the back of the sidewalk, a courtyard or plaza facilitates easy pedestrian access. Varying building setback and projection provides horizontal articulation and architectural interest.

A. Standards.

1. All site plan layouts shall give first consideration to pedestrians.

2. All buildings shall be oriented and built at the edge of the sidewalk except:

a. Where a plaza or courtyard lies between the building and sidewalk, in which case the building shall be built to the edge of the plaza or courtyard.

b. At significant corners a minimum setback of 20 feet is required between the building and sidewalk, to accommodate a plaza or courtyard.

c. When a minimum of 60 percent of a lot’s street frontage is occupied by buildings, additional buildings can be built in the interior of the project site.

3. No side setbacks are required; however, if a building is set back, then a minimum of 10 feet is required, to provide access between buildings.

4. At least 40 percent of the street facade of a building shall be set back a maximum of 10 feet, to provide horizontal articulation of the building facade.

5. A minimum 30-foot setback is required from R1 and R2 zones.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.110 Height.

A. Standards.

1. The maximum building height shall be 40 feet with the below-listed exceptions.

2. Buildings throughout the Town Center zone shall be at least two stories in height. One-story buildings may be permitted by exception.

3. Architectural embellishments that are not intended for human occupancy and are integral to the architectural style of the building, including spires, belfries, towers, cupolas, domes and roof forms whose area in plan is no greater than 25 percent of the first story plan area, may exceed building height up to 25 percent of the permitted building height.

4. Mechanical penthouses over elevator shafts, ventilator shafts, antennas, chimneys, fire sprinkler tanks or other mechanical equipment may extend up to 10 feet above the permitted building height; provided, that they shall be set back from the exterior wall of the building at least a distance that is equal to their height, or they shall be treated architecturally or located within enclosures with an architectural treatment so as to be consistent or compatible with the exterior design of the building facade.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.120 Walkways.

Walkways are connections that give pedestrians access to plazas, courtyards, streets or parking areas.

A. Standards.

1. Walkways shall be a minimum of seven feet wide unless located between buildings that are 20 feet or less apart then the walkways shall be a minimum of 10 feet in width.

2. Provide decorative paving, lighting, landscaping and at least one discovery element such as artwork, potted plants, or murals within walkways.

3. The design of buildings and structures adjacent to walkways shall allow ample sunlight to light the walkway during daylight hours and walkways shall be well lit at night to enhance safety.

4. Where there are setbacks between buildings, walkways shall be provided to provide better pedestrian circulation.

B. Guidelines.

1. Walkways should have storefronts facing them; if possible, storefront entries should open to walkways. Windows should face walkways. Windows facing walkways allow people to see out into the walkway, enhancing safety.

2. Where appropriate, accommodate cafe seating.

3. Provide a distinct character to help with orientation, such as a name or unique decorative paving treatment.

4. Curve walkways around landscaping and other streetscape features to provide interest.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.130 Gateways.

Gateways are elements that provide a sense of arrival for pedestrians and/or vehicles.

A. Standards.

1. Provide a gateway to at least one principal entrance to a plaza or building.

2. Gateways shall have qualities that make them distinct from the surroundings including but not limited to decorative paving, landscaping and signage.

3. A minimum of 25 percent of the gateway area shall be finished with decorative pavers, stamped concrete or a similar feature.

B. Guidelines.

1. Gateways can be freestanding elements or be designated by a change in pavement or landscaping design.

2. Gateways should incorporate elements unique to the South Puget Sound, reflecting local heritage.

3. Where an arch or other overhead feature provides a gateway, consider hanging elements such as flower pots or decorations to provide interest.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.140 Courtyards.

Courtyards are smaller improved open space areas that allow pedestrians to relax and enjoy the outdoors.

A. Standards.

1. The size of the courtyard(s) shall be 2.5 percent of the building footprint or footprints of all the buildings within a multiple building development.

2. The maximum size of a courtyard shall be 500 square feet. Multiple courtyards may be used or required to meet this requirement.

3. Install seating in courtyards to provide an inviting place to sit back and relax.

a. A minimum of 25 percent of the courtyard area shall be landscaped with trees, shrubs and groundcover. Landscaping should reflect a respect for and sustainability of the environment.

b. A minimum of 25 percent of the courtyard area shall be finished with decorative pavers or stamped concrete.

B. Guidelines.

1. Use decorative pavement in courtyards.

2. Provide art or a water feature accessible to the public, encouraging discovery.

3. Provide landscaping treatments or gardens that allow interaction.

4. Provide courtyards on ground level, along a walkway, on mid-level patios, or as part of a rooftop garden.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.150 Plazas.

Plazas are gathering places with room and facilities to host special events, or to allow pedestrians to sit and enjoy the outdoors.

A. Standards.

1. Commercial or mixed use developments shall provide at least one plaza.

2. The size of the plaza shall be 10 percent of the building footprint or footprints of all the buildings within a multiple building development.

3. Plazas shall provide areas suitable for events such as concerts, art shows or outdoor sales. Areas suitable for events shall be flexible so that they can be changed to fit an event or season.

4. Provide in-ground electrical facilities and water bibs to facilitate temporary and seasonal uses.

5. Movable planters, bollards, outdoor seating, accessible artwork and other streetscape amenities shall be used to configure plaza uses.

6. Plazas shall include a water feature or artwork.

7. Plazas shall use decorative paving or distinctive surface treatments to distinguish active from passive areas.

8. Include unreserved outdoor seating for relaxation or eating by providing amenities, benches, tables and trash receptacles.

9. A minimum of 25 percent of the plaza area shall be landscaped with trees, shrubs and groundcover.

10. A minimum of 25 percent of the plaza area shall be finished with decorative pavers, stamped concrete or a similar feature.

11. Use special effects lighting to highlight significant features such as a water feature, artwork or a building facade adjacent to the plaza.

B. Guidelines.

1. Bollards, outdoor seating and planters should be used rather than curbs where a plaza abuts a street to allow the plaza to expand for certain large events.

2. Use decorative pavers or distinctive surface treatments to distinguish active and passive areas within plazas. Active areas should be vibrant; passive areas should be relaxing.

3. Create places for individuals and groups.

4. Provide piped-in music with inconspicuous speakers to provide acoustic atmosphere during events or to highlight a season.

5. Choreographed or recreational fountains are encouraged.

6. To facilitate special events, a temporary bandstand, stage or in-ground electrical facilities for which a stage could be erected may be appropriate in some plazas.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.160 Primary building facades.

A building’s primary facade is the elevation that faces pedestrian-intensive streets and/or public open spaces.

A. Standards.

1. Use only high quality materials on primary facades.

2. Divide horizontal facades into vertical segments not greater than 50 feet in width to provide differentiation and the appearance that the street was developed over time.

3. To articulate the horizontal primary building facade, vertical segments shall be different in color and shall include two or more of the following architectural elements:

a. Columns.

b. Mullions.

c. Projections.

d. Setbacks.

e. Style.

f. Material.

4. Provide vertical facade articulation by including a cornice, lintel or header separating the first floor and upper floors.

5. Integrate top to bottom building architecture.

6. Blank walls, including walls distinguished only by changes in color, are prohibited.

7. Primary facades shall have a higher level of architectural detail at street level and on storefront designs.

8. Provide a cornice or eaves to create distinctive rooflines.

B. Guidelines.

1. Although a change in the horizontal building facade is required at least every 50 feet, shorter segments of 15 to 30 feet are recommended.

2. Balconies, trellises, railings, and similar architectural elements should be added to upper floors.

3. At corners, the roof design should emphasize the corner.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.170 Secondary building facades.

Secondary facades are oriented toward pedestrian-only corridors.

A. Standards.

1. Maintain high quality materials on secondary facades.

2. Blank walls, including walls distinguished only by changes in color, are prohibited.

3. Secondary facade design shall be a simplified expression of the primary facade, with fewer vertical segment changes along the length of the facade.

B. Guidelines.

1. Provide a streetscape treatment that is complementary to the primary elevations, but that is executed in a simplified scheme.

2. Provide surprise elements, such as murals, portals, artwork or landscaping.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.180 Significant corners.

Significant corners are located at street intersections on 40th Street West and 42nd Street West. Significant corners shall include a distinctive architectural element.

A. Standards.

1. Significant corners shall have a standout architectural design. Standout architectural design shall be achieved by one of the following methods or approved equivalent:

a. An element such as a tower that projects higher than the surrounding buildings.

b. A concave facade.

c. A rounded facade.

d. An angled facade.

2. Provide the highest level of architectural detail and high quality material at significant corners.

3. A plaza or courtyard shall be located between the building facade and the sidewalk. This plaza or courtyard area may be used to meet plaza or courtyard area requirements.

B. Guidelines.

1. Significant corners may have entrances at street level while others may only be distinguished architecturally.

2. Building corners should have distinctive character from block to block to help with orientation throughout the Town Center.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.190 Architectural features.

Architectural features, including columns, cornices, mullions, balconies, railings and window boxes, add interest to a building.

A. Standards.

1. On buildings where an upper story setback is provided, the setback should be improved with an upper story courtyard, balcony or roof garden.

B. Guidelines.

1. Traditional elements found around windows, such as shutters, lintels and windowsills, should be used to provide character and detail to facades.

2. Incorporate trestles on upper floors to add interest.

3. Developers, tenants and residents should be encouraged to provide plants on upper story balconies.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.200 Projections.

Projections include awnings, canopies, signs and architectural features.

A. Standards.

1. Only projections that can be removed within 30 days are permitted to project into the right-of-way including, by way of example, canopies, window displays, signs, planters and stoops.

2. Projections into a public right-of-way require a right-of-way permit.

3. Projections less than eight feet above the ground elevation may extend a maximum of 48 inches beyond the face of the building.

4. Projections shall not interfere with trees, utilities, transit shelters or other street furnishings.

5. Individual AC units and fire escape ladders shall not be permitted on the exterior of buildings.

6. The minimum pedestrian zone width shall be maintained unobstructed.

B. Guidelines.

1. Roof eaves may project up to 36 inches beyond the building face or architectural projection.

2. Satellite dishes should not be allowed on primary facades, secondary facades and significant corners.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.210 Awnings and canopies.

Awnings and canopies provide protection from the elements and add dimension to a building facade.

A. Standards.

1. Design and placement of canopies or awnings shall be proportional to the size of the building facade.

2. On buildings with canopies, canopies shall be designed as an integral part of the building.

3. Ground-mounted canopy or awning supports shall not be placed closer than two feet from the back edge of the curb.

4. Canopies shall not extend along the full length of a facade creating an arcade.

5. Individual awnings shall not exceed 30 feet in length.

6. Canopies shall extend a minimum of five feet over sidewalks to provide protection from inclement weather.

7. Awnings shall be made of a durable material such as woven fabric or canvas. Vinyl awnings are prohibited.

8. Canopies shall be made of permanent materials such as wood, metal and/or glass.

9. Canopies shall not be internally lit.

B. Guidelines.

1. Provide awnings in strategic locations to provide pedestrians shelter from weather.

2. Collective placement of awnings along a street should maintain overall design integrity and avoid a uniform awning layout.

3. Awnings should accommodate comfortable pedestrian access and sight lines.

4. Retractable or open side awnings are preferred. Awning and canopy colors should complement building color.

5. Close-ended canopies are discouraged.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.220 Building materials.

Building materials native to the Northwest provide a character in keeping with the Town Center vision.

A. Standards.

1. Use high quality materials that enhance the building and convey a sense of permanence. Durable materials are especially critical at street level where pedestrian contact will be considerable.

2. Opaque, smoked and reflective glass shall be used for accents only.

B. Guidelines.

1. On primary facades and significant corners materials native to the Northwest should be used whenever possible, including:

a. Smooth exterior grade woods, such as oak, maple, fir and hemlock.

b. Cobbles, river rock, slate and granite.

2. Desirable facade materials for new or renovated facades also include:

a. Brick, tile and stone, including marble.

b. Decorative fiber-reinforced cement.

c. Glass.

d. Other woods.

3. Nonnative materials, such as those listed below, may be used for architectural trim and accent applications, including, but not limited to, cornices and decorative brackets, frieze panels, decorative lintels, shutters and porch and balcony railings.

a. Cast iron, bronze, brass, copper (including terne coated).

b. Glazed ceramic and porcelain tile.

c. Glass, brick and metal.

d. Fiber-reinforced plastic (not including plastic or vinyl siding products).

4. Building materials and construction methods should be “green” to the greatest extent possible, to emphasis the core value of a sustainable environment and conservation of natural resources including energy.

5. Developers should use the New Buildings Institute Energy Benchmark for High Performance Buildings to improve indoor environmental quality and energy efficiency.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.230 Colors.

Colors common in nature around the South Puget Sound help provide a town center that fits in the region.

A. Standards.

1. Colors natural to the South Puget Sound, such as beige, light brown, tan, forest green and sea blue, are to be used as primary colors. Bright, highly contrasting colors shall only be used as accents.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.240 Roof design and materials.

Varied rooflines and materials are important elements to articulate building facades both vertically and horizontally.

A. Standards.

1. Roofing materials visible from streets, plazas or courtyards shall be finished with an attractive nonreflective material, including, but not limited to, wood shingles, copper (including terne coated), factory-finished painted metal, slate, synthetic slate, terra cotta and cement tile and glass fiber shingles.

2. Adjacent buildings with roofs visible from streets and plazas or courtyards shall use a different slope, design, type or color of roof material to break up building mass and provide variety.

3. Articulate roof form and material to break up building mass.

4. Where rooftop mechanical equipment will be visible from rights-of-way and existing buildings’ roofs, mechanical equipment shall be hidden by an attractive screen and/or a roof garden or rooftop courtyard provided.

5. Roof flashing shall not be visible from streets, plazas or courtyards.

B. Guidelines.

1. Rooftop courtyards and gardens are encouraged.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.250 Materials to avoid.

Inexpensive materials detract from the quality the community envisions for the Town Center. Glass curtain walls convey a modern rather than a Northwestern architectural style.

A. Standards.

1. Multi-floor glass curtain walls are prohibited. Integrate glass with other materials.

2. Vinyl, painted steel, metal or aluminum siding may only be used above 20 feet or a second story, whichever is greater.

3. Synthetic stucco is prohibited.

4. Unfinished concrete block is prohibited.

5. Chain link fencing and unfinished wood fencing are prohibited.

6. Decorative metal gates or fences are allowed.

7. Roll-up metal security doors in front of storefronts and exterior applied metal security bars are prohibited. Roll-up metal doors are allowed at service entrances.

B. Guidelines.

1. Avoid large expanses and nondetailed stucco. Integrate stucco with other materials.

2. Painted steel, metal and aluminum siding should be avoided.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.260 Storefronts.

Quality storefront design is welcoming and improves safety.

A. Standards.

1. Storefront design shall include at least one of the following elements:

a. A large display window or windows of clear glass.

b. A large header.

c. A canopy or awning.

d. A recessed entry.

e. A projected entry.

2. Vacant storefronts shall be attractively screened using a painted screen rather than boarded up. The painted screen should display a mural or advertise the coming use. Advertising shall be considered a sign. The owner should contact UP for Art for design ideas.

3. Window displays shall display merchandise or services sold by the tenant or an adjacent tenant, or artwork. Storefront display windows shall not be blocked off to prevent views into or out of the store.

4. Tenants shall avoid cookie cutter representations of their identity and create an expression that is complementary to the Town Center architecture.

5. Storefronts shall be predominantly glass to provide views into the store, but glass shall not be the exclusive material.

6. A sidewalk merchandising zone for the temporary display of merchandise extends two feet from the building facade. A right-of-way permit is required to utilize this merchandising zone in the public right-of-way.

B. Lighting.

1. Storefront facades, recessed doorways, outdoor spaces and passageways shall be lit.

2. Fixtures shall be located and angled to ensure that they spotlight the tenant’s merchandise and do not point toward the window or cause distracting reflections. Use down lighting or cut-off lenses to avoid excessive glare.

3. Include “after hours” lighting within the fronts of stores to contribute to pedestrian lighting and provide for a comfortable nighttime strolling experience.

4. Lighting fixtures shall not extend more than three feet from the facade or hang below eight feet.

C. Guidelines.

1. Storefront designs should express their individual character or brand identity so that a varied texture and experience can be achieved along the length of the street.

2. Modern and creative design solutions may be employed as long as the traditional storefront proportions are maintained.

3. Display window designs should allow a visual connection between the interior and exterior.

4. Landscaping and potted or hanging plants should be used to provide accents and depth.

5. Limit the number of light fixtures to prevent a cluttered look.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.270 Windows.

Ground floor window displays add interest for shoppers and pedestrians. Upper story windows help put eyes on the street, creating a safer and more welcoming atmosphere.

A. Standards.

1. Upper story windows shall be designed to create shadow lines or to break up flat surfaces by recessing, projecting or trimming windows.

2. Fake and masked-off windows are prohibited.

3. A minimum of 50 percent of the ground floor facade shall be in nonreflective transparent glazing.

B. Guidelines.

1. Windows should comprise 25 to 50 percent of upper facades visible from public rights-of-way and should reflect a rhythm, scale and proportion compatible with the overall building design.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.280 Doors and entryways.

Doors and entryways provide a welcoming sense of arrival and attract people to enter.

A. Standards.

1. Primary building and store entrances shall be oriented toward the principal street.

2. Recessed or projecting entrances shall be designed so that they do not exceed 50 percent of the width of the storefront, nor 10 feet in depth/projection.

3. Placement and design of doors shall provide a direct connection to the sidewalks and streets.

4. Provide a diversity of entrance types including recessed, projecting and traditional entrances.

B. Guidelines.

1. Tenants should create a unique and identifiable entryway that distinguishes their brand identity.

2. Additional entrances may be on a walkway, plaza or courtyard.

3. Restaurants are encouraged to provide a clear throughway and a visual connection to exterior seating areas.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.290 Parking – General.

On-street, structured and surface parking provide a choice of parking opportunities.

A. Standards.

1. With the following exceptions, parking shall be provided pursuant to Chapter 19.60 UPMC:

a. Entries and exits to and from parking areas shall be clearly marked for both vehicles and pedestrians by changes in material, lighting, and signage.

b. Provide raised or clearly marked walkways in surface and structured parking lots.

c. Abutting on-street parking and shared parking in the Town Center zone may be counted toward the off-street parking requirement.

d. Compact spaces shall not be allowed on-street and shall be limited to off-street parking locations.

e. Parking lots shall be located in the rear, in the interior of a block or in structured parking in the interior of a block, below a structure or hidden by the structure.

f. Surface parking lots must be located to the side or rear of buildings.

g. Delineate parking for residential uses from parking for other uses.

h. A maximum of two levels of structured parking is allowed abutting an R1 and R2 zone, except that a third level may be added provided the third level is set back an additional 30 feet and the perimeter buffer is increased to 30 feet wide and a third row of evergreen trees is planted 15 feet on center in accordance with Chapter 19.65 UPMC.

i. Surface parking lots and parking structures adjacent to Homestead Park shall install a Level II buffer between parking and the park. Parking structures shall also provide planter boxes and vegetation to screen at least 50 percent of the building.

B. Guidelines.

1. Meeting parking requirements with off-street surface parking is discouraged.

2. Design landscaping in surface parking lots to handle storm water runoff.

3. Consider durable pervious surfaces to reduce storm water runoff.

4. Use native plants in parking lot landscaping.

5. Consider using pavers, colored concrete and landscaping to delineate walkways through parking lots.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.300 On-street parking.

On-street parking in the Town Center provides easy access to shops and provides a separation between vehicles and pedestrians. On-street parking can be attractive and flexible.

A. Standards.

1. Only parallel parking is permitted on Bridgeport Way.

2. Parallel or angled parking is allowed on Drexler Drive and Larson Lane.

3. No on-street parking is permitted on 37th Street east of Bridgeport Way.

4. Where on-street angled parking is permitted, both 45-degree and 60-degree angled parking are permitted.

5. No on-street parking shall be permitted within 30 feet of an intersection.

6. Provide bump-outs to delineate the end of parking from an intersection or crosswalk.

7. Use colored or decorative pavement, bollards and/or planters to delineate on-street parking areas.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.310 Structured parking.

Structured parking that takes advantage of the topography is preferred in the Town Center zone.

A. Standards.

1. Structured parking shall not be visible, except at entrances.

2. Entrances to structured parking shall be the minimum size to permit reasonable entry and shall be consistent with the building facade design.

3. Any elevation of a parking structure visible from an adjacent street or a residential zone shall have a solid decorative parapet wall of not less than 46 inches high and shall utilize materials and colors consistent with the surrounding buildings.

4. On walls facing a residential zone, planter boxes supporting vines and other vegetative screening materials shall be attached to the exterior of the structure.

5. At least 75 percent of the area occupied along the street level facade of any parking structure that is immediately adjacent to a sidewalk or street right-of-way shall be developed for active office or retail uses.

6. If not abutting a street, structured parking facilities shall be provided with adequate access from public streets via a private drive and/or access easements.

7. Provide high ceilings and ample lighting at pedestrian entrances to elevate safety and comfort.

B. Guidelines.

1. Provide enough clearance and appropriate curve radius in structured parking to facilitate delivery, maintenance and emergency vehicle routes.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.320 Loading spaces.

A. Standards.

1. The minimum dimensions of loading spaces shall be as follows:

a. Regular size space:10 feet by 25 feet.

b. Large space: 10 feet by 50 feet.

2. The calculation of the minimum number of off-street loading spaces shall be in conformance with the following schedule:

a. Office uses or portion of building devoted to office uses:

i. Zero to 49,999 square feet (sf): zero spaces.

ii. Fifty thousand to 149,999 sf: one regular space.

iii. One hundred fifty thousand to 249,999 sf: two regular spaces.

iv. Two hundred fifty thousand sf and up: three regular spaces.

b. Retail uses with the following tenant size:

i. Zero to 9,999 sf: zero spaces.

ii. Ten thousand to 49,999 sf: one regular space.

iii. Fifty thousand to 99,999 sf: one regular space and one large space.

iv. One hundred thousand sf and up: two large spaces.

c. Restaurant Uses with the following Tenant size:

i. Zero to 9,999 sf: zero spaces.

ii. Ten thousand sf and up: one regular space.

3. Loading spaces that are adjacent and accessible to several buildings or tenant spaces, including buildings and tenant spaces on separate lots, may be used to meet the loading requirements for the individual buildings or tenants; provided, that: (a) the number of spaces satisfies the requirements for the combined square footages for the buildings or tenants in question, and (b) an agreement evidencing the right of tenants to share the loading spaces shall be provided to the City.

4. Loading and service areas shall be located and designed to minimize visibility from streets, public spaces and semi-public spaces. Loading areas shall be underground or recessed to hide them from view.

5. Use walls and/or landscaping to screen views of loading areas.

6. Install attractive loading dock doors so that when not in use loading docks do not present an eyesore.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.330 Streetscapes.

A. General Requirements. The purpose of this section is to provide for the coordinated provision of functional and aesthetically pleasing transportation and related facilities within the Town Center zone. The streetscape is comprised of streets, sidewalks and all features located within the street, sidewalk or right-of-way.

B. Standards.

1. Streetscapes shall be designed at a pedestrian scale to promote a feeling of comfort and security.

2. Streets shall be designed to promote multiple modes of transportation.

3. Pedestrian circulation shall be facilitated via wide sidewalks, walkways, well-defined crossings and utilization of on-street parking.

4. Streetscapes shall be designed to encourage visual interest.

5. Sidewalks shall include a pedestrian zone directly adjacent to storefronts and an amenity zone for roadside features, located adjacent to the street edge.

6. All roadside features, except as otherwise noted, shall be located in the sidewalk amenity zone.

7. Building and site features shall not project into the pedestrian zone within the vertical area eight feet above sidewalk grade, except as specifically allowed by these standards. In no case shall projections reduce the width of the pedestrian zone to less than the minimum required.

8. Roadside features located adjacent to parallel parking lanes shall be set back a minimum of 30 inches from face of curb/edge of street.

9. Roadside features shall be designed and placed to minimize visual obstruction of adjacent building signage, windows and entries.

C. Guidelines.

1. Unique elements of the streetscape should catch people’s attention as they move down the street.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.340 Street paving.

The intent of this section is to provide for decorative pavers, stamped and/or colored concrete or asphalt to designate special use areas along streets including gateways, crosswalks and key intersections.

A. Standards.

1. Streets shall be paved with asphalt concrete, except at key intersections, gateways and crosswalks.

2. Key intersections, gateways and crosswalks, as specifically identified in other sections of this title, shall be constructed of stamped concrete or asphalt, or brick or asphalt pavers.

3. Painted stop bars are required at all crossings and intersections.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.350 Sidewalks and curbs.

The intent of this section is to provide for safe and attractive sidewalks and curbs on streets in the Town Center zone. Wide, attractive sidewalks provide ample room for pedestrians to stroll, pass, linger and enjoy streetscape amenities.

A. Standards.

1. Sidewalks shall be comprised of a pedestrian zone and an amenity zone.

2. Vertical curb and gutter shall be installed on all streets unless curbless parking is specifically required or allowed.

3. Except as otherwise allowed, sidewalks shall be constructed of a simple, uniform style of concrete.

4. Significant corners, gateways and other amenity areas as specifically identified in other sections of this title shall be constructed of subtle colored, patterned, scored, sandblasted or stamped concrete, pavers, bricks or similar materials. When significant corners are redeveloped they should use similar materials to the other redeveloped corners. The intent is to ensure a similar theme to the entire intersection.

B. Guidelines.

1. A subtle color, material or pattern change should be incorporated into the amenity zone to distinguish the separation from the pedestrian zone.

2. Complicated patterns, sharp color contrasts and bright colors should be avoided except when used in artwork or for accents.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.360 Street lighting.

The intent of this section is to provide for aesthetically pleasing and adequate lighting for both pedestrians and drivers. Streetlights create ambiance and a safe and welcoming environment.

A. Standards.

1. Streetlights shall provide both vehicular and pedestrian lighting. The model and level of illumination shall be as specified in UPMC Title 13.

2. Streetlights shall be designed with the capability to turn off selected lights during energy shortages.

3. Streetlights shall be located at the same distance from the street edge along the length of the entire street.

4. Luminaires shall be translucent or glare-free.

5. Diffusers and refractors shall be installed to reduce glare and light pollution, particularly adjacent to residential areas.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.370 Special effects lighting.

The intent of this section is to provide for special effects lighting that helps create an inviting and safe environment. Special effects lighting provides emphasis on architectural features, highlights vegetation and celebrates seasons.

A. Standards.

1. Special effects lighting shall be utilized in plazas to highlight required art or water features.

2. Effect lighting shall be used to highlight trees and other roadside features, buildings and site features as specifically identified in other sections of this title.

3. Lighting shall be shielded, as necessary, to avoid glare to pedestrians, vehicles and adjacent sites.

4. Outlets or fixtures for effect lighting shall be installed in tree grates or otherwise integrated in an unobtrusive manner.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.380 Street trees and landscaping.

The intent of this section is to provide for ample vegetation within the streetscape and plaza areas.

A. Standards.

1. Street trees shall be provided in accordance with UPMC 19.52.520 through 19.52.540, Town Center streets.

2. Street trees shall include only those species specified in UPMC Title 13.

3. Street trees shall have a minimum diameter of that specified in UPMC Title 13.

4. Landscaping in courtyards and plazas shall include:

a. Canopy-type deciduous trees or spreading evergreen trees planted in clumps or strips with a mix of living evergreen and deciduous ground covers and low shrubs. Up to 100 percent of the trees may be deciduous. There shall be at least one tree per 100 square feet of required landscaping area within courtyard and plaza areas.

b. The area that is not planted with trees shall be planted with shrubs and living ground cover chosen and planted to attain coverage of 90 percent within three years of planting. Shrubs shall be planted at a density of five shrubs per 100 square feet of that portion of the landscape area that is not planted in groundcover. Lawn may be used for up to 75 percent of the required ground cover.

5. Landscaping located within public rights-of-way shall be approved by the Development Services Department, prior to planting, as part of the review of landscape plans required by UPMC 19.65.200. Landscaping in the public right-of-way shall be in accordance with UPMC 13.20.870.

6. Particular care shall be used in tree selection and placement to avoid visual obstruction of adjacent retail signage, windows and entries.

7. If mixing species, different species shall be alternated in a regular pattern. Regular spacing is encouraged, but spacing may be altered where necessary to minimize visual obstruction of adjacent retail uses.

8. Trees shall be planted a uniform distance from the curb/edge of street.

9. Street trees shall be placed in tree grates, large planters or pots or planter strip sections.

10. Planter strips shall be permanently irrigated per Chapter 13.20 UPMC.

11. Landscaped area shall include shrubs and groundcover sized and irrigated in accordance with Chapter 19.65 UPMC.

12. A maximum of 50 percent of required landscaping in plazas and courtyards may be potted.

13. Potted plants shall not be placed anywhere that impedes pedestrian or vehicular traffic, but may function as a separation between pedestrians and vehicles.

14. Pots shall be of a uniform type.

15. Tree grates shall be designed to reflect local art, history or wildlife.

16. Tree grates shall allow for tree growth.

17. Tree grates shall be ADA approved.

18. Electrical outlets shall be provided within the tree grate area to allow for lighting opportunities.

B. Guidelines.

1. Potted plants may be used in addition to landscape planting areas to complement the surrounding streetscape by adding color and variety.

2. Large pots are preferred to fixed boxes to allow for maintenance or service access.

3. Larger trees are preferred and may be used to reduce the number of trees required provided the overall diameter of required trees added together is not reduced.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.390 Street furniture.

The intent of this section is to provide for functional and attractive street furnishings. Street furnishings, including benches, chairs and tables, are an important element of the streetscape providing pedestrian comfort and convenience.

A. Standards.

1. Street furniture shall be provided in accordance with UPMC 19.52.520 through 19.52.540, Town Center streets.

2. Benches shall be Victor Stanley, Classic Style, SC 138 in VS New Teal. Other street furniture shall be complementary to the above style. When an exception is granted all furniture shall be a common model unless a unique type is integral to storefront design.

3. Street furniture shall be comfortable, durable, easy to clean and vandalism/graffiti resistant to the greatest extent possible.

4. Up to 25 percent of required seating may be provided by incorporating a bench into a planter box by widening planter and wall edges to provide seating.

5. Furniture other than cafe seating shall be permanently attached to the ground.

6. Cafe and restaurant seating if located on a public sidewalk shall meet the following:

a. A right-of-way permit shall be required.

b. The minimum pedestrian zone shall be maintained.

c. The seating shall not visually obstruct adjacent retail uses.

d. The seating does not displace other publicly beneficial amenities.

B. Guidelines.

1. Seating should be grouped together as much as possible and should be placed at busier pedestrian nodes and gathering points.

2. Seating should be oriented to take advantage of attractive views.

3. Street furniture should be oriented to maximize the feeling of comfort and security for both users and passing pedestrians.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.400 Artwork.

The intent of this section is to provide for artwork that reflects the values, culture and history of the Northwest and the City of University Place, complements building design and adds to our sense of place.

A. Standards.

1. Artwork in publicly owned places shall be consistent with the City public art policy. The applicant shall contact UP for Art and use the group as a resource for any proposed artwork.

2. Artwork shall be located within the Town Center zone area as specifically identified in other sections of this title.

3. Permanent art pieces shall not be located in areas designated for performing arts functions.

4. Artwork shall:

a. Be made of durable, weatherproof materials; and

b. Not interfere with pedestrian circulation or cause a traffic hazard; and

c. Be designed to avoid physical hazards to the public who come in contact with it.

B. Guidelines.

1. Art should reflect the values, culture and history of the Northwest and the City of University Place. Themes to consider include orchards, timber, mining, vikings, canoe making, and wildlife such as bears, deer, salmon and waterfowl.

2. Appropriately scaled art pieces or sculptures should be located in the streetscape and in plazas and courtyards where they do not visually obscure adjacent retail uses.

3. Art pieces should be accessible physically and intellectually.

4. Local sources of art should be considered.

5. Artwork may be part of a collection or a single piece.

6. Artwork may include water, seating, planting, decorative architectural elements or plaza space as part of the design.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.410 Water features.

The intent of this section is to provide for water features with designs that reflect the community’s values or heritage, allow interaction with water and serve as focal points in plazas and courtyards.

A. Standards.

1. Water features shall be located within the Town Center zone area as specifically identified in other sections of this title.

2. Where required, water features shall allow people to interact with the display using at least one of the following:

a. Allow for ample pedestrian circulation on all sides.

b. Provide seating as part of the water feature design, using a low wall.

c. Promote physical contact with water.

3. Where required, water features shall be a minimum of 25 square feet and maintain a minimum constant or intermittent recirculating flow of 300 gallons per hour.

B. Guidelines.

1. Water features should be designed to reflect the community’s core values and an appreciation of nature, education and the arts.

2. Design water features that are attractive as art objects when water flow must be discontinued during times of drought.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.420 Transit facilities.

The intent of this section is to promote multi-modal transportation options through public transit opportunities within the Town Center zone. Public transit is a key component of sustainable mixed use type development.

A. Standards.

1. Placement and design of transit facilities shall be coordinated with Pierce Transit. Non-Pierce Transit financing is required.

2. Transit facilities shall be designed and constructed to represent a common style throughout the Town Center unless an exception is granted.

3. Streets where transit is expected to operate shall be built to arterial street standards, in order to withstand continuing transit vehicle use.

B. Guidelines.

1. Transit facilities should be located in close proximity to pedestrian crossings.

2. Transit patron waiting facilities should be covered for weather protection.

3. Transit stops should be convenient for pedestrians to facilitate their use and placed to be safely and efficiently served by transit vehicles.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.430 Outdoor kiosks.

The intent of this section is to provide for functional and attractive kiosks. Kiosks serve to provide information, or direction, or are used for the sale of retail goods or food.

A. Standards.

1. Kiosks from which merchandise or food is sold shall be attended when open for business.

2. Kiosks shall be constructed of similar materials or given a similar finish as adjacent buildings.

3. Kiosks shall be well illuminated.

4. All sides of a kiosk shall have a finished look.

B. Guidelines.

1. Kiosks that provide information or directory assistance may be attended or unattended.

2. Kiosks should be accessible from all sides.

3. Kiosks should be located in areas of high pedestrian traffic.

4. Kiosks should be positioned to complement and respect other street furnishings such as benches and lighting.

5. Kiosks are not required to be fixed and may be mobile to allow for flexibility in public areas.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.440 Trash and recycling receptacles.

The intent of this section is to provide for functional and attractive trash and recycling receptacles. Trash and recycling receptacles include both streetscape and large facilities. Streetscape receptacles are attractively designed, matching other street furnishings, whereas large facilities are screened from view.

A. Standards.

1. Streetscape receptacles shall be Victory Stanley, Ironsites Series, SD-42, with side gate in VS New Teal. When an exception is granted all receptacles shall be the same model unless integral to storefront design.

2. Ash urns shall be Victory Stanley, Ironsites Series, S-20, in VS New Teal. When an exception is granted all urns shall be the same model unless integral to storefront design.

3. Recycling receptacles shall be of a similar style as the above-referenced trash receptacles. Design of recycling receptacles shall be acceptable to the local refuse service provider.

4. Streetscape receptacles shall be located at convenient locations especially at intersections and in the proximity of kiosks or restaurants where take-out food is sold or consumed.

5. Streetscape waste and recycling receptacles shall be permanently attached, have sealed bottoms and tops sufficient to keep contents dry and concealed from view and be designed for easy collection and service.

6. Streetscape trash and recycling receptacles shall be durable, easy to clean and vandalism/graffiti resistant to the greatest extent possible.

7. Location of trash and recycling facilities shall be coordinated with the local refuse service provider.

8. Recycling receptacles shall be located in conjunction with at least 50 percent of all trash receptacles. Recycling receptacles shall accept glass and metal (aluminum) recyclable materials.

9. Large-scale trash and recycling collection sites, including dumpsters, shall be screened by a fence or wall at least as high as the receptacle and constructed of the same materials or given a similar finish as the buildings they serve.

10. The color of any screening fences or walls shall be consistent with adjacent buildings.

11. Trash and recycling receptacles shall be maintained in a sanitary condition, and shall be emptied when full.

B. Guidelines.

1. Trash and recycling receptacles should blend with surroundings and be visually unobtrusive.

2. Restaurants with outdoor seating should provide additional streetscape trash receptacles near seating.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.450 Newspaper racks.

The intent of this section is to allow newspaper racks that are functional and attractive. Newspaper racks provide a convenient way to purchase a newspaper or collect advertisements. However, they can interfere with pedestrians and cause litter.

A. Standards.

1. Newspaper racks’ color and design shall be compatible with and aesthetically complement other streetscape amenities such as benches and waste receptacles.

2. Newspaper racks shall accommodate more than one newsprint selection.

3. Newspaper racks shall be placed to minimize the physical and visual impact on the streetscape.

4. Newspaper racks shall be secured by bolting to the ground or a building. Chains are prohibited.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.460 Utility accessories.

The intent of this section is to provide for functional and visually attractive utility accessories, including utility boxes, meters, manhole covers and fire hydrants.

A. Standards.

1. New utility systems shall be underground.

2. Utility accessories shall be uniform in design and color throughout a development and shall:

a. Blend in with surroundings to minimize visual and physical impact;

b. Be readily accessible and placed so as not to obstruct pedestrian movement; and

c. Be coordinated with other streetscape accessories.

3. Utility accessory design and construction must be approved by the Development Services Department.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.470 Handrails and fencing.

The intent of this section is to provide for functional and attractive handrails and fencing.

A. Standards.

1. Handrails shall be installed where necessary for safety or where desired for aesthetics.

2. Low fencing or rails (36 inches or lower) shall be permitted where they provide a sense of enclosure in a larger open area, where they separate distinct areas and where they do not obstruct pedestrian mobility.

3. Handrails and fencing shall be designed to complement the architectural style of adjacent buildings.

4. Solid, slat and plastic fences are prohibited.

5. Chain link fences are prohibited, except when approved for public safety applications.

B. Guideline.

1. Metal is the preferred material.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.480 Bollards.

The intent of this section is to provide for functional and attractive bollards. Use of bollards is an attractive way to provide semipermanent separation of uses.

A. Standards.

1. Bollards shall be uniform in design and color throughout a development unless integral to a specific storefront or restaurant design.

2. Bollards shall be set back from parking lanes to allow movement of car doors.

3. Bollards shall be utilized where necessary to physically separate vehicles from pedestrians.

4. Bollard color and design shall be similar to and aesthetically complement other streetscape elements including but not limited to street furniture and streetscape waste receptacles.

B. Guidelines.

1. Removable bollards may be utilized where service vehicles need periodic access and for street closures in the event of festivals or community events.

2. Bollards may be chained together to ensure pedestrian safety or define areas for public functions.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.490 Bicycle racks.

The intent of this section is to provide for functional and interesting bicycle racks.

A. Standards.

1. Bicycle racks shall be Dero’s Bike Rack or Mad Biker Bike Rack. An exception can be granted by the Director when all bike racks in a development are uniform in design or theme and consistent with the development’s design or function.

2. Bicycle racks shall be permanently mounted and located adjacent to areas with potential high bicycle traffic volumes.

3. Bicycle racks shall allow the frame and at least one wheel to be locked.

4. Bike racks shall be integrated into overall streetscape design.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.500 Outdoor pay phones and emergency phones.

The intent of this section is to provide for safe and attractive pay and emergency phones. Most pay phones are located inside to reduce the chance of vandalism. Phones located outside should complement the streetscape.

A. Standards.

1. Outdoor pay and emergency phones shall be uniform in design and color throughout a development unless integral to a specific storefront or restaurant design.

2. Ample lighting shall be provided around exterior pay and emergency phones to discourage vandalism.

3. Outdoor phones shall be designed to complement the architectural style of adjacent buildings.

B. Guidelines.

1. Phone booths should be attached to building frontages rather than freestanding.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.510 Mailboxes and other miscellaneous features.

The intent of this section is to provide direction for mailbox location, reduce street clutter and allow for the inclusion of miscellaneous street features.

A. Standards.

1. Mailboxes shall be located in coordination with the U.S. Postal Service.

2. All mailboxes shall be located inside buildings unless otherwise required by the U.S. Postal Service.

3. When located outside a building, mailboxes shall be designed and integrated with building design.

4. Other miscellaneous features typical to the streetscape environment shall be permitted subject to approval of the director. Examples include cash machines, street speakers and parking meters.

B. Guidelines.

1. Mailboxes should be located in lobbies or common rooms.

2. Mailboxes should be grouped to the greatest extent possible.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.520 Major arterial – Bridgeport Way.

Bridgeport Way carries the highest volume of vehicular traffic through the Town Center. The envisioned streetscape is a pedestrian-friendly and highly visible retail street. Wide sidewalks and on-street parking provide a secure shopping environment separated from vehicular traffic. Streetscape amenities are designed to allow high visibility to passing motorists who are provided parallel parking opportunities on both sides of the street.

Bridgeport Way West shall be improved consistent with the cross-sections shown in UPMC 19.52.540, Figures 1 and 2. The location of the street shall be as depicted on the adopted master plan, unless modified by the Director. Minor modifications may be made where such changes are consistent with the overall vision of the Town Center.

A. Standards.

1. The 16-foot sidewalk on Bridgeport Way shall be comprised of an eight- to 11-foot pedestrian zone and a 5.5- to eight-foot amenity zone.

2. Street trees shall be spaced at 45 feet on center.

3. Each development on Bridgeport Way north of 40th Street shall install a minimum of one street furniture feature, excluding cafe seating, within the right-of-way or street. Street furniture features shall provide seating for a minimum of three people. If a development occupies both sides of the street this requirement applies to both sides.

4. A maximum of 50 percent of the amenity zone can be in planter strip sections.

5. Roadside features such as streetlights, bike racks, trash and recycling receptacles, drinking fountains, phone booths and newspaper racks shall be of a consistent color and design along the street.

B. Guidelines.

1. Art features may be located within the amenity zone.

2. Raised planter sections two to three feet high should be considered to further buffer pedestrians from Bridgeport Way.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.530 Other arterials – 35th Street, 40th Street, and 44th Street.

35th Street, 40th Street, and 44th Street shall be improved consistent with the cross-section shown in UPMC 19.52.540, Figure 3. The location of the street shall be as depicted on the adopted master plan, unless modified by the Director. Minor modifications may be made where such changes are consistent with the overall vision of the Town Center.

A. Standards.

1. Twelve and one-half foot sidewalks shall be comprised of a seven-foot pedestrian zone and a 5.5-foot amenity zone.

2. Street trees shall be spaced at 38 feet on center.

3. Each development located at an intersection shall install a minimum of one street furniture feature, excluding cafe seating, within the right-of-way or street. Street furniture features shall provide seating for a minimum of three people. If a development occupies both sides of the street this requirement applies to both sides.

4. Roadside features such as streetlights, bike racks, trash and recycling receptacles, drinking fountains, phone booths and newspaper racks shall be of a consistent type along the street.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.540 Connector streets – Drexler Drive, Larson Lane and 42nd Street.

Drexler Drive, Larson Lane and 42nd Streets shall be improved consistent with the cross-section shown in Figure 4 of this section. The location of the street shall be as depicted on the adopted master plan, unless modified by the Director. Minor modifications may be made where such changes are consistent with the overall vision of the Town Center.

A. Standards.

1. Eleven-and-one-half-foot sidewalks shall be comprised of a six-foot pedestrian zone and a 5.5-foot amenity zone.

2. Street trees shall be spaced at 38 feet on center.

4. Roadside features such as streetlights, bike racks, trash and recycling receptacles, drinking fountains, phone booths and newspaper racks shall be of a consistent type along the street.

Figure 1

Figure 2

Figure 3

Figure 4

(Ord. 544 § 1 (Exh. A), 2009).

19.52.550 Signs in general.

Distinctive, finely crafted signs enhance the aesthetics of the Town Center and improve pedestrian and motorist safety.

A. Standards.

1. All signs shall be installed and constructed per the City sign code (Chapter 19.75 UPMC) except as provided here.

2. Signs shall not obscure any significant architectural detail of individual buildings.

3. All signs shall be pedestrian in scale and integrated into the building and storefront design.

4. Use of durable high quality materials is required.

5. Temporary sale window paint is not permitted.

B. Guidelines.

1. Signs should be compelling, informative and consistent in order to create a sense of place.

2. Signs should distinctly identify the tenant.

3. Sign design should be creative.

4. Consider floor signs at store entrances.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.560 Sign lighting.

Lighting adds a significant impact to a sign’s message. Sign lighting can make an area attractive or uninviting.

A. Standards.

1. Backlit letters, channel letters and external up or down lighting are allowed.

2. Exposed neon is not permitted.

3. Raceways shall be hidden.

4. Signs or graphics identifying a tenant on glass are permitted.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.570 Freestanding signs.

A freestanding sign is supported on a structure used exclusively for the support of the sign or for a group of signs, including pedestal, pylon, pole and monument signs.

A. Standard.

1. Freestanding signs are allowed provided the commercial use occupies the same parcel of land where the sign is located. The sign must be sufficiently set back to not interfere with pedestrian movement or sight distance. Design and size requirements are provided in Chapter 19.75 UPMC.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.580 Wall signs.

Wall signs are erected against the wall of a building or other structure with the sign face parallel to the plane of the wall. Examples of wall signs include a marquee, a painted sign or a sign supported by a fence.

A. Standards.

1. The area of all wall signs shall be less than or equal to 15 percent of the facade occupied by the use.

2. When a wall sign is located on a building, it shall be located only on a wall where public access is provided.

3. Signs on awnings or on windows are considered wall signs.

4. Signage is prohibited on the awning head sheet.

5. Signs on awnings may be no greater than 66 percent of the valance (the vertical awning face).

B. Guideline.

1. Signage be should be used judiciously to avoid cluttering the streetscape.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.590 Projecting signs.

Projecting signs are signs aligned perpendicular to the building facade.

A. Standards.

1. Projecting signs shall clear the sidewalk by a minimum of eight feet.

2. A projecting sign shall not be larger than 20 square feet, except when located on the ground floor over the right-of-way, where it shall not be larger than six square feet.

3. Projecting signs shall not project over four feet from the building.

4. Projecting signs shall not exceed the height of the tenant space occupied in the building.

B. Guideline.

1. Projecting signs should be creative and incorporate merchandise into the sign structure.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.600 Temporary signs.

A temporary sign is any sign, banner, pennant, valance or advertising display constructed of cloth, canvas, light fabric, cardboard, wallboard or other similar materials, with or without a frame, intended to be displayed for a limited time only. Holiday decorations and other special events are considered temporary.

A. Standards.

1. One real estate sign is permitted per building street frontage.

2. Real estate signs shall be located on the ground floor near the entrance.

3. Real estate signs are not permitted in the window of a residential unit.

4. Except political signs, temporary signs shall not be freestanding.

5. One new residential development wall sign is permitted per street frontage.

6. Inflatable dirigibles are not permitted.

7. A-board signs are prohibited.

(Ord. 544 § 1 (Exh. A), 2009).

19.52.610 Directional and incidental signs.

Develop a distinctive style for directional signs in the Town Center and to specific destinations, including government offices, the library, public parks, parking structures, transit facilities, residential areas and businesses.

A. Standards.

1. All directory signs shall be of a uniform design consistent with the Town Center vision, the architecture of buildings and other streetscape elements.

2. Signs intended to direct motorists toward Town Center facilities shall be located at gateways.

B. Guidelines.

1. Directional and incidental signs need to be understood by the vast majority of the population, including non-English-speaking people. The use of internationally recognized symbols should be considered as an effective way to identify features to all pedestrians.

2. Signs can be flat with a single-face surface or be multi-dimensional.

3. To avoid a cluttered appearance and increase effectiveness, minimal signage should be provided.

(Ord. 544 § 1 (Exh. A), 2009).