18.140.030 Commercial structures | Talent Municipal Code

18.140.030 Commercial structures.

The traditional commercial core area of Talent, including those properties facing Talent Avenue between Wagner Street and Colver Road, reflects the historic character of the community as a small, rural service area. Buildings here have historically been of modest scale and construction, consistent with the community’s vernacular design heritage. In order to reflect that basic character in the core, the following standards govern all new commercially zoned construction and remodeling projects requiring a structural building permit.

The massing of a building includes its overall bulk, orientation, and placement on the site, forming the visual relationship between the building and its surroundings. Individual aspects of massing, particularly height, are subject to specific standards below:

a. Setback. Minimum two feet, maximum five feet. The surface area in the front or side setback area along the street shall match the existing surface material of the public right-of-way with the goal of creating a safe and attractive pedestrian amenity. Surface area in front area setback shall be durable hardscape but may include areas for small planter beds, flower boxes or chairs and tables, with the goal of creating an attractive pedestrian amenity.

b. Open Space Setback. Minimum zero feet, maximum 20 feet for the primary facade facing the public open space. No parking or vehicular drive aisle is permitted within the setback unless already existing or approved or contemplated as part of the West Valley View master plan. Such existing parking and drive aisles are to be considered legally grandfathered, but nonconforming. Surface area may include landscaping or hard surface materials or mixture thereof.

a. Primary. All buildings will be sited with the primary facade facing the public right-of-way, including the open space area, but excluding public alleys.

b. Secondary. All building walls that are not visible from the public rights-of-way or abut a public alley, driveway or another wall. Design of the secondary facade may have less ornamentation but shall include a defined and articulated sense of entry. Such entryways may include extended awnings, plaza spaces or courtyards.

c. Trash enclosures or similar services are excluded from primary elevations except those facing the public open space. Such services must be screened from public view.

d. Trash enclosures or similar services may be installed along secondary elevations provided they are screened.

3. Width. Commercial buildings shall extend from side lot line to side lot line to create a solid streetscape along the public right-of-way. An exception to this standard may be granted to provide for plazas, courtyards, dining areas, or pedestrian access. (See subsection (E) of this section, regarding vertical divisions.) This exception may also apply to existing residential buildings converted into commercial space in order to retain the structure’s original appearance.

B. Commercial Standard (B) – Openings. To maintain and ensure a pedestrian-friendly scale within Talent’s traditional commercial core, storefronts and upper facades shall reflect the following:

1. Verticality. All facade window openings shall have a generally vertical proportion (i.e., a height-to-width ratio of 1.5:1 or greater; for example, a 24-inch-wide window would be at least 36 inches tall). An exception to this standard is allowed for large, fixed storefront windows. In such cases, transom panels spanning the entire storefront glazed area are encouraged.

2. Transparency. Ground floor storefronts should be predominately “transparent,” with a minimum of 75 percent glazed surface area, including entry doors (see Figure 18.140.030-1).

a. Sliding or “French” entry door sets on the facade (such doors are permitted on side and rear elevations only).

b. Roll-up garage doors (metal or wood), on street-facing sides (such doors are permitted on side, rear, and alley elevations only). Uses requiring large garage openings on the facade may use sliding or bi-fold doors; wood or metal doors with multiple glass panels are encouraged.

c. Reflective glazing, “mirror glass” and similar.

d. Horizontal slider windows (i.e., vertically oriented slider windows).

e. Arched or “fan light” type windows, except where inset into an articulated structural opening.

Figure 18.140.030-1. A good example vs. a bad example of transparency.

C. Commercial Standard (C) – Height. In order to increase opportunities to transit, reduce transportation impacts, and promote pedestrian activity, multiple-story commercial or mixed-use construction is encouraged. All new commercial and mixed-use construction in the zone is subject to the following standards:

1. Maximum. No building may be greater than two and one-half stories nor shall exceed 30 feet in height. A half story as defined herein is the floor area above the second floor. No half story shall be larger than 60 percent of the total square footage of the second floor and shall be recessed a minimum of one-half the total height of the primary facade from the front in order to minimize mass and scale from the primary rights-of-way which would include corner buildings with two primary facades.

2. Minimum. No single-story building shall have a top plate height of less than 16 feet at the public right-of-way (a “top plate” is the top horizontal member of a frame wall supporting ceiling joists, rafters, or other members).

3. Variation. Building height shall be differentiated from the height of adjacent buildings to avoid a solid street wall of uniform height. An exception to this standard will be made for buildings that incorporate a projecting vertical division in the facade treatment that visually separates the facade from adjacent buildings, such as a column, pilaster or post.

D. Commercial Standard (D) – Horizontal Facade Rhythm. To maintain the rhythm of Talent’s traditional architecture, all new commercial construction shall respect the three-part “base-shaft-capital” facade system common to pre-WWII commercial designs.

1. Base. Buildings shall provide a visually articulated foundation or “base” feature at ground level, typically rising to the bottom of the sill height. A base may be created by detail or a change in material or form that differentiates the base from the upper portions of the facade (i.e., a brick or tiled base on a concrete building, or a paneled wood base on a horizontal sided wood building). This standard may also be met by projecting elements or change in surface planes that employ a common material, i.e., a projecting brick sill and “apron” on a brick wall or a cast concrete shoulder that projects away from a concrete wall.

2. Stringcourse. Prominent horizontal lines shall be maintained between all floor levels, visually dividing the facade into horizontal sections that reflect the interior levels. Such features may be projecting or incised bands of common materials (as in brick or concrete) or applied trim, as in a wooden “bellyband.” See Figure 18.140.030-4.

3. Cornice Details. All buildings shall have a “cap” element at the uppermost portion of the facade that visually terminates the main facade surface. Cornice details may be integrated into a stepped or decorative parapet or consist of an articulated line that projects from the main surface plane. Modest marker blocks stating building name and date of construction are strongly encouraged.

E. Commercial Standard (E) – Vertical Facade Rhythm. Reflecting the narrow lots common in Talent’s downtown and creating visual interest that enhances the pedestrian scale, commercial facades shall have strong and clearly articulated vertical elements.

1. Multiple Bays. All storefronts shall be divided into vertical “bays” through the use of structural members such as columns, pilasters, and posts, or by the use of other surface detailing that divides large walls into narrower visual panels. No structure shall have a single bay larger than 30 feet (based upon the lot width of the original plat of the town of Talent). Buildings occupying one or more original town lots (i.e., greater than 30 feet in width) shall be visually divided into multiple bays of 30 feet or one-half the overall lot width, whichever is the lesser. For example, the facade of a 50-foot-wide structure shall be visually divided into two 25-foot-wide bays. An 80-foot structure may be divided into two 30-foot bays and one 20-foot bay or into four 20-foot bays, either of which will meet this standard.

a. West Valley View. In the West Valley View area, buildings shall follow the above standard to maintain vertical rhythms to create attractive pedestrian scale on all primary facades (i.e., facing East Main, Wagner Street or the open space area). On primary facades no single bay shall be larger than 30 feet in width, as defined by articulated vertical elements such as pilasters, columns, posts or other surface detailing. Buildings occupying larger tax lots shall be visually divided into multiple bays of 30 feet in width or less. For example, the facade of a 100-foot-wide structure may be divided into three 30-foot bays and one 10-foot bay, four 25-foot bays, two 30-foot bays and two 20-foot bays or any multiple thereof providing no single bay exceeds 30 feet in width. The use of asymmetrical bays of varied widths meets this standard and is encouraged.

2. Edge Definition. All storefronts shall use a pilaster, engaged column, or other structural or decorative vertical element at each side lot line, to create visual division from the adjacent structure. (See subsection (C)(3) of this section regarding the use of projecting elements.) For structures that do not extend from sideline to sideline (as per subsection (A)(3) of this section), the outermost building corner will be treated as the edge for compliance with this standard.

Figure 18.140.030-2. Positive modern example of horizontal and vertical facade rhythm.

F. Commercial Standard (F) – Sense of Entry. All commercial buildings shall have a clearly defined “sense of entry,” with the primary public access serving as a focal point in the visual organization of the facade. This can be accomplished via structural articulation, such as in a recessed entry, or through the use of trim, materials, or other elements. A clear and defined sense of entry facilitates retail activity and adds significantly to the pedestrian interest of the street.

1. No door may swing open into any public way.

2. Doors. Primary commercial entrances shall be primarily transparent with no less than 50 percent of the total surface consisting of glass.

3. Integration. Entryways shall be architecturally integrated into the vertical and horizontal rhythms of the facade.

4. Depth. Recessed entries shall be no less than three feet in depth.

Figure 18.140.030-3. Collection of buildings that employs vertical and horizontal changes, cornice variations, and a range of window styles. Note that most of the ground floor openings have lots of glass, which is desirable.

G. Commercial Standard (G) – Roof Forms. Traditional commercial roof forms, including flat, single-slope, or bowstring and other trussed roofs, are all typical of downtown Talent. Other roof forms, particularly gables, were commonly screened from the public right-of-way.

1. False-front gables and parapets are required to hide pitched roofs, unless otherwise permitted by the review body.

2. Mansard roofs are prohibited.

H. Commercial Standard (H) – Exterior Surface Materials. Exterior building materials shall be consistent with those traditionally used in commercial construction in Talent.

Figure 18.140.030-4. Anatomy of commercial facade. Like the preceding images, it contains a strong horizontal and vertical facade rhythm.

1. Permitted materials include, but are not limited to:

a. Painted horizontal wood, cement fiberboard, or manufactured wood-based siding (all of which must be smooth finished rather than displaying a fake “wood grain” relief).

b. Board-and-batten vertical wood siding, painted.

c. Brick. Traditional use of brick laid in common bond is preferred. Split-faced or “Roman” brick may be appropriate for bulkheads or detail treatments but is prohibited as a primary building material. Highly decorative “washed,” glazed, or molded brick forms are discouraged.

d. Stucco.

e. Poured concrete (painted or unpainted).

f. Concrete Block. Split-faced concrete block is appropriate for foundations, bulkhead, or detail treatments but is prohibited as a primary building material. Smooth-faced concrete block is prohibited when visible from the public right-of-way, except when used for a building base.

g. Corrugated metal (roof or wall) in traditional zinc/galvanized finish and profile only. Prefinished gray meets this standard; all other prefinished colors are excluded.

h. Glazed ceramic tile, particularly for use in bulkhead or storefront areas.

2. Prohibited materials include:

a. Stucco-clad foam (EIFS) and similar foam-based systems.

b. Standing-seam metal sheet goods.

c. T-111 or similar four-foot by eight-foot sheet materials, unless the material is rough-sawn and one-and-one-half- to three-inch batten is used on 12-inch to 16-inch centers.

d. Horizontal metal or vinyl siding.

e. Metal or glass curtain wall construction.

f. Plastic (vacuum-formed or sheetgoods).

g. Faux stone (slumpstone, fake marble, cultured stone) and all similar stone veneer surface treatments.

h. Shingle siding, log construction, fake “rustic” wood, pecky cedar, or similar products designed to create a “frontier-era” effect.

i. Cinder block for any use, because of its appearance and its low compressive strength.

I. Commercial Standard (I) – Awnings and Marquees. Awnings and marquees projecting from the facade over the public right-of-way are a traditional commercial element and enhance pedestrian interest and use by providing shelter. Such features are encouraged but are not required in the zone. Where awnings or marquees are an element in a proposal they shall conform to the following:

1. Scale. Awnings and marquees shall be proportionate in size to the facade and shall not obscure architectural detail.

2. Placement. Awnings should fit entirely within the window or door openings, retaining the vertical line of columns and wall surfaces. Storefront awnings may be full width, crossing interior posts, to a maximum of 25 feet, provided the edge definition (see subsection(E)(2) of this section) remains visible.

a. Permitted/Encouraged. Cotton, acrylic canvas, or canvas-like materials.

b. Prohibited. Vinyl awnings.

c. Fixed metal awnings of corrugated metal are permitted provided the pitch is 5/12 or less.

d. Wood shingle awnings are permitted provided the pitch is 5/12 or less.

a. Preferred. Natural or painted metal surfaces over an internal structural framework are a traditional marquee design.

b. Permitted. Painted wood marquees.

c. Prohibited. Plastic panels or any form of internally illuminated marquees.

d. Glass or transparent elements that reveal other light sources are excluded.

5. Shapes. Traditional single-slope awnings are preferred. “Bubble” or rounded shapes are prohibited except when used with rounded structural openings of the facade wall such as arch-topped windows. Projected “slab” marquees, with angled tie-backs as needed, are preferred.

6. Lighting. Internal awning lighting is prohibited. Canned “downlights” within a marquee are permitted.

7. Signage. Signs or painted graphics are limited to the valance or “edge” of the awning or marquee only.

J. Commercial Standard (J) – Secondary Elevations. By nature, nonstreet or alley-facing elevations were less detailed than the primary facade. Rear and sidewall elevation may accordingly be less detailed than storefronts and built of simple materials.

1. Public Rear Entrance. When a rear or alley entrance serves as the primary or secondary public entrance, such as an elevation facing the public open space area between Main and Wagner Streets, modest detail or highlight should create a “sense of entry” as in subsection (F) of this section. Even when intended as the primary entrance to the use, rear entrances should remain essentially functional in character, thereby reinforcing the primacy of the street-facing elevation.

2. Corner Entrances. When a storefront includes a corner entry, both adjacent facades on the public rights-of-way shall be treated as the “facades” for purposes of these standards. When a storefront has a visible sidewall elevation, that elevation shall be treated as a facade in addition to the primary facade.

K. Commercial Standard (K) – Additions to Existing Buildings. Additions to existing commercial buildings in the Old Town Talent area are subject to the same standards as new construction, except as limited by the following:

1. Compatibility. Additions to existing properties that are visible from the public right-of-way will continue the existing character of the resource or return to the documented original character in scale, design, and exterior materials. The creation of nondocumented elements outside the traditional vernacular character such as towers, turrets, elaborate surface decoration and similar “earlying-up” is prohibited. (“Earlying-up” is defined as the process of creating a false and more elaborate history than is appropriate within an area’s traditional development pattern. In Talent “earlying-up” would include the use of elaborate architectural styles, materials, or construction forms only found in San Francisco, Portland, or other larger cities.)

2. Attachment. Additions should “read” as such, and be clearly differentiated from the historic portion of the structure and shall be offset or “stepped” back from the original volume a minimum of four inches to document the sequence of construction. An exception to this standard is allowed for the reconstruction of previously existing volumes that can be documented through physical or archival evidence.

3. Storefront Volumes. Additions that extend the storefront/facade of a structure, even when creating a joined internal space, shall be treated as a new and separate building facade for review under these standards.

4. Noncompatible Materials. Repair of existing noncompatible materials is exempt from subsection (K)(1) of this section. Rear-facing additions to existing buildings may continue the use of these noncompatible materials so long as they are a continuation of such materials.

5. Rear Additions, Excluded. Storage with no physical attachment to the existing volume or other functional additions of less than 1,000 square feet located to the rear of an existing volume, and not visible from the public right-of-way, are excluded from compliance with these standards. Such functional additions shall include covered porches, loading docks, and similar features provided they are not intended for public use or access.

L. Commercial Standard (L) – Demolition of Existing Buildings. Demolition of existing buildings within the Old Town area is discouraged. An applicant seeking demolition of a structure shall justify the demolition by demonstrating the structure cannot be restored or rehabilitated economically to the architectural review board prior to the issuance of a demolition permit. The architectural review board shall consider the economics and accuracy of the proposal, the underlying zoning provisions as well as the structure’s existing nonconforming status in making its findings. The applicant, as well as the architectural review board, shall also consider available grants when considering the structure’s economic feasibility.

M. Commercial Standard (M) – Parking. Private parking is not a requirement in the CBD zone in order to encourage a more pedestrian and less auto-centric environment. Nevertheless, surface parking is permissible as long as there is one drive aisle serving a single side of parking spaces which generally has a width of 43 feet (depends on type of parking space). Double row parking is permissible when not visible from the public right-of-way, within enclosed buildings, on second floor parking structures or within a basement area. [Ord. 851 § 1; Ord. 817 § 8-3K.130, 2006.]