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A. Aesthetic Character.

1. Facades and Exterior Walls.

a. Facades equal to or greater than 100 feet in length, measured horizontally, shall incorporate wall plane projections or recesses having a depth of at least three percent of the length of the facade and extending at least 20 percent of the length of the facade. No uninterrupted length of any facade shall exceed 40 horizontal feet.

b. Ground floor facades that face public streets shall have arcades, display windows, entry areas, awnings or other such features along no less than 60 percent of their horizontal length. (See Figure 18.145.040-1.)

2. Small Retail Stores. Where large retail establishments contain additional, separately owned stores that occupy less than 30,000 square feet of gross floor area, with separate, exterior customer entrances, the street level facade of such stores shall be transparent above the walkway grade for no less than 50 percent of the horizontal length of the building facade of such additional stores.

Figure 18.145.040-1. 

3. Detail Features. Building facades must include:

a. A repeating pattern that includes no less than three of the following typical elements:

i. Color change;

ii. Texture change;

iii. Material module change;

iv. An expression of architectural or structural bays through a change in plane no less than 12 inches in width, such as an offset, reveal or projecting rib (see Figure 18.145.040-2); and

v. A specific architectural element proposed by the applicant’s architect that is acceptable to the city planner and planning commission. At least one of the elements (i), (ii) or (iii) shall repeat horizontally. All elements shall repeat at intervals of no more than 30 feet, either horizontally or vertically.

Figure 18.145.040-2. Expression of Architectural or Structural Bay

4. Roofs. Roofs shall have no less than two of the following features:

a. Parapets concealing flat roofs and rooftop equipment, such as HVAC units, from public view. The average height of such parapets shall not exceed 15 percent of the height of the supporting wall and such parapets shall not at any point exceed one-third of the height of the supporting wall. (See Figure 18.145.040-3.) Such parapets shall feature three-dimensional cornice treatment;

Figure 18.145.040-3. Parapet Standards

b. Overhanging eaves, extending no less than three feet past the supporting walls;

c. Sloping roofs that do not exceed the average height of the supporting walls, with an average slope greater than or equal to one foot of vertical rise for every three feet of horizontal run and less than or equal to one foot of vertical rise for every one foot of horizontal run;

d. Three or more roof slope planes;

e. A specific architectural element proposed by the applicant’s architect that is acceptable to the city planner and planning commission.

5. Materials and Colors.

a. Predominant exterior building materials shall be of high-quality material, including, but not limited to, brick, sandstone, other native stone, and tinted/textured concrete masonry units.

b. Facade colors shall be low reflectance, subtle, neutral, or earth tone colors. The use of high-intensity colors, metallic colors, black or fluorescent colors shall be prohibited.

c. Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent areas.

d. Exterior building materials shall not include smooth-faced concrete block, tilt-up concrete panels, or prefabricated steel panels.

B. Entryways.

1. Each large retail establishment on a site shall have clearly defined, highly visible customer entrances featuring no less than six of the following:

a. Canopies or porticos;

b. Overhangs;

c. Recesses/projections;

d. Arcades;

e. Raised corniced parapets over the door;

f. Peaked roof forms;

g. Arches;

h. Outdoor patios;

i. Display windows;

j. Architectural details such as tile work and moldings which are integrated into the building structure and design;

k. Integral planters or wing walls that incorporate landscaped areas and/or places for sitting;

l. Integral surface graphics enhancing entry or delineating use of the site;

m. An architectural element proposed by the applicant’s architect/designer that is acceptable to the city planner and planning commission.

2. Where additional stores will be located in the large retail establishment, each such store may have at least one exterior customer entrance, which shall conform to the above requirements.

C. Orientation to Build-To Lines for Street-Front Buildings. Build-to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects for new buildings and, to the extent reasonably feasible, by development projects for additions or modifications of existing buildings, in order to form visually continuous, pedestrian-oriented street fronts with no vehicle use area between building faces and the street.

1. To establish “build-to” lines, buildings shall be located and designed to align or approximately align with any previously established building/sidewalk relationships that are consistent with this standard. Accordingly, at least 30 percent of the total length of the building along the street shall be extended to the build-to line area. If a parcel, lot, or tract has multiple streets, then the building shall be built to at least two of them according to subsections (C)(4)(b) through (C)(4)(d) of this section, i.e., to a street corner. If there is a choice of two or more corners, then the building shall be built to the corner that is projected to have the most pedestrian activity associated with the building.

2. Buildings shall be located no more than 15 feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on-street parking.

3. Buildings shall be located at least 10 and no more than 25 feet behind the street right-of-way of an adjoining street that is larger than a collector street that does not have on-street parking.

4. Exceptions to the build-to line standards shall be permitted:

a. In order to form an outdoor space such as a plaza, courtyard, patio or garden between a building and the sidewalk. Such a larger front yard area shall have landscaping, low walls, fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for pedestrian interest, comfort and visual continuity (see subsection (D)(4)(a) of this section).

b. If the building is adjacent to an arterial street, and the city planner has determined that an alternative to the street sidewalk better serves the purpose of connecting commercial destinations as a result of one or more of the following constraints:

i. High volume and/or speed of traffic on the adjacent street(s);

ii. Landform;

iii. An established pattern of existing buildings that makes a pedestrian-oriented street front infeasible.

Such an alternative to the street sidewalk must include a connecting walkway(s) and may include internal walkways or other directly connecting outdoor spaces such as plazas, courtyards, squares, or gardens. An alternative walkway may also be approved if it implements the goals and recommendations of the adopted greenway master plan. (See Chapter 18.115 TMC and the greenway master plan.)

c. If a larger or otherwise noncompliant front yard area is required by the city to continue an established drainage channel or access drive, or other easement.

d. If the applicant’s architect can clearly and objectively demonstrate that the site conditions dictate otherwise and that a practical alternative meets the intent of a pedestrian-oriented, urban design.

D. Site Design and Relationship to Surrounding Community.

1. Entrances. All sides of a large retail establishment that directly face an abutting public street shall feature at least one customer entrance. Where a large retail establishment directly faces more than two abutting public streets, this requirement shall apply only to two sides of the building, including the side of the building facing the primary street, and another side of the building facing a second street. (See Figure 18.145.040-4.) Movie theaters are exempt from this requirement.

Figure 18.145.040-4. Building Entrances

Example of a development with customer entrances on all sides which face a public street.

2. Parking. Please refer to Chapter 18.110 TMC.

3. Back Sides. The minimum setback for any building facade shall be 35 feet from the nearest property line. Where the facade faces adjacent residential uses, an earthen berm, no less than six feet in height, containing at a minimum native trees planted at intervals of 20 feet on center, or in clusters or clumps, shall be provided. If the subject property is located along an acknowledged floodway, a berm is not required, but the applicant must demonstrate another strategy for buffering that is more sensitive to development in the 100-year floodplain. Chapter 18.105 TMC, Landscaping, Fencing and Hedges, shall also apply to properly buffer the proposed use from existing residential uses. In addition, Chapter 18.85 TMC establishes setbacks for floodplains, greenways, and wetlands. If a discrepancy exists between the standards, the larger setback shall apply, but the allowable density may be transferred on site to offset the environmental setback requirement.

4. Vehicular, Pedestrian, and Bicycle Connectivity. The site design must provide direct connections and safe street crossings to adjacent land uses and existing and proposed multi-modal transportation facilities. (Please refer to Chapter 18.115 TMC.)

a. Central Features and Plaza Space. Each retail establishment subject to these standards shall provide one square foot of plaza space per 10 square feet of building square footage by providing at least four of the following: patio/seating area, a mixture of areas that provide both sunlight and shade, trees (one tree per 500 square feet), pedestrian plaza with benches, transportation center, window shopping walkway, outdoor playground area, areas protected from wind and rain, community kiosk, water feature, art, self-supporting street clock, or other such deliberately planned area and/or a focal feature or amenity that, in the judgment of the city planner, planning commission, or city council, adequately enhances such community and public spaces. Any such areas shall have direct access to the public sidewalk network and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape. (See Figure 18.145.040-5.)

Figure 18.145.040-5. Center with Community Features

b. Delivery/Loading Operations. No delivery, loading, trash removal or compaction, or other such operations shall be permitted between the hours of 10:00 p.m. and 7:00 a.m. unless the applicant submits evidence that noise abatement strategies between all areas for such operations effectively reduce noise emissions to a level of 45 dB, as measured at the lot line of any adjoining property. (Please refer to Chapter 18.110 TMC for parking and loading design standards.)

c. Lighting. “Cobra” lights are prohibited. Historic, single-globe lights are strongly encouraged to create an enhanced streetscape that respects the traditional street lamp standard found in small towns, as well as contemporary “gooseneck” lights, which reflect the light downward. Lighting that meets or exceeds energy codes is also strongly recommended. Standards provided in Chapter 18.110 TMC shall also apply.

d. Signage. Please refer to Chapter 18.120 TMC.

e. Landscaping and Tree Retention. Please refer to Chapter 18.105 TMC. [Ord. 851 § 2; Ord. 817 § 8-3K.240, 2006.]