14.23.082 Commercial Design Guidelines

14.23.082 Commercial Design Guidelines.

1. To avoid flat walls, building modulation shall be used to reduce the mass and bulk of the structure. This can be achieved by utilizing the following:

a. Building stepbacks on upper floor levels;

b. Recessed or clearly defined entryways;

c. Building ornamentation;

d. Varying roof lines, pitches, and shapes;

e. Overhangs, awnings and marquees;

f. Dormers, balconies, porches, staircases;

g. Window and door fenestration.

For building walls that are located away from public viewing, landscaping, trellises with climbing vegetation, or art work can be utilized.

2. Buildings located within a multiple building complex shall utilize similar or complementary colors, materials, window patterns and roof forms.

3. For commercial structures developed along arterial or collector roadways, the building shall be placed as near as possible to the adjacent sidewalk. This will allow the building walls to frame/anchor the streetscape.

4. Structures that are located on corner lots will be permitted additional height of up to six stories. Additional height to structures on corner lots can create an entryway into a complex while also creating a definite street edge. Building heights should step back from the lower level to increase building modulation. Usage of different building materials to differentiate the lower level from the upper stories can provide visual interest as well.

5. Consideration shall be given to colors and materials. Each shall complement the other and enhance existing buildings.

6. Weather protective devices shall be incorporated into the building design. Such items as extended roof overhangs, canopies or awnings can offer protection from the elements.

7. Consistency shall be used with architectural elements to ensure that building walls that are highly visible to the public are compatible with one another.

8. For commercial uses proposed within a neighborhood commercial zone, building design shall blend with the adjacent neighborhood. Items to consider include such things as scale, building height, colors and materials.

1. For structures proposed on corner lots, a special design feature shall be utilized. This can be done with distinctive entryways, annual flower arrangements, planter boxes, or other landscaping materials, decorative tile at entryways, or artwork.

2. Service areas shall not be located between the building area and the street unless there is no possible alternative location. Screening in the form of landscaping shall be used to diminish public visibility. Service areas shall not be located to face a residential area.

3. For those commercial uses that utilize outdoor seasonal display items, they shall be located so they do not impede pedestrian access to the building or required fire lanes. Such stored items shall be stacked in an orderly manner. Furthermore, aisle way widths shall meet the requirements of the Americans with Disabilities Act, and building and fire codes. Truck containers used for storage are prohibited.

4. Site features such as fences, walls, refuse and recycle enclosures, and light fixtures shall be designed to be consistent with the scale and aesthetic character of the building. These features shall also be designed to contribute towards a pedestrian environment.

5. Any mechanical equipment that is not attached to a structure shall be enclosed within an enclosure that is an aesthetic amenity to the building. For mechanical equipment attached to the building, it shall be enclosed within the roof form or within a screening structure.

6. To enhance the pedestrian environment, commercial uses shall consider pedestrian amenities such as large windows, outdoor eating areas, street furniture such as benches, bike racks and trash receptacles.

7. Meet all applicable requirements of LMC 14.23.084 and 14.23.086.

C. Materials. Exterior finishes shall be primarily wood and/or masonry. Other building materials used locally including, but not limited to, concrete masonry units are also acceptable in combination with other complementary materials. Rated panel siding such as T1-11 shall not be allowed. Techniques that provide architectural interest like texturing, fenestration and modulation shall be used.

D. Landscaping. In addition to meeting the landscaping standards established in Chapter 16.80 LMC, window boxes, planter boxes and hanging flower baskets shall be considered as accents to create a friendly pedestrian environment.

1. All signs shall meet standards of Chapter 16.75 LMC.

2. Window signs shall be considered in instances where architectural elements would be covered by a wall sign.

1. Establishments shall install lighting throughout the site for entryways, parking lots, and pedestrian areas. This shall be achieved both at a pedestrian and overall site level.

2. Lighting shall be activated by photo electric cells or timers.

3. Lighting fixtures shall complement project design and shall be oriented to avoid direct glare to adjacent properties.

G. Compatibility with Residential Developments. Where neighborhood commercial zones are developed and where commercial establishments in other zones are to be located adjacent to residential zones, care shall be taken to ensure compatibility and integration of the development with the adjacent residential neighborhood. This will include the physical layout of the site plan, the architectural design of the buildings and improvements, and consideration of mitigation techniques to reduce or eliminate identified impacts to the residential environment. Impacts such as, but not limited to, light/glare, noise and traffic shall be considered.

In development of the site plan, consideration shall be given to how the layout fits into the neighborhood and how it may become a desirable focus point for neighborhood services and pedestrian activities.

Architectural design shall consider compatibility with the neighborhood character and style with special emphasis for pedestrians.

Special techniques shall be considered to adequately address impacts, such as security and automobile light and noise issues, through such techniques as landscaping, buffering and other measures.

1. Refuse container screening shall be required and be of a material and design compatible with the overall architectural theme of the associated structure, shall be at least as high as the refuse container, and shall in no case be less than six feet high.

2. No refuse container shall be permitted between a street and the front of the building.

3. Refuse collection areas shall be designed to contain all refuse generated on site and deposited between collections. Deposited refuse shall not be visible from outside the refuse enclosure.

I. Drive-Thru Facilities. Where a drive-thru is proposed as part of a building, the following requirements shall apply, provided that the drive-thru meets the specific requirement contained elsewhere within LMC Title 16:

1. The entrance and exit for the drive-thru lane shall not be located on a public street.

2. The drive-thru and the drive-thru window shall be screened when visible from a public street. Screening shall include architectural projections, fencing, landscaping, or a combination of these elements.

3. Drive-thru lanes and windows shall be located a minimum of one hundred fifty feet from adjacent residential uses unless the residential use is separated from the lane or window by an arterial street. If separated by an arterial street, then no distance requirement shall apply.

4. A drive-thru is permitted on the same property as a residential use; provided, that the residential use is not located on the ground floor.

5. Drive-thru lanes shall not result in queuing or stacking which impedes pedestrian or bicycle access or mobility.

6. The drive-thru shall be designed to ensure safety for drivers and pedestrians, and avoid creating security dangers for customers or employees. (Ord. 1539 §15, 2019; Ord. 1125 §10, 2000; Ord. 1098 §7, 1999; Ord. 1080 §7, 1998; Ord. 1024 §5, 1995).