A.
Purpose. The purpose of the Happy Valley Style design review standards is to guide building siting and design and to promote a comprehensive identity for nonresidential developments within the community that are three stories or below in height through the application of the Happy Valley Style (Appendix B attached to this title) and the standards of Chapter 16.46 so that:
1.
The location, size, shape, height and spatial and visual arrangement of the uses and among buildings, building entrances, existing and proposed structures are compatible with each other, with consideration given to increased setbacks, building heights, shared parking, common driveways and other similar design considerations; and
2.
That there are interrelationships between transit stops, transit facilities and routes, parking and loading areas, vehicular and pedestrian circulation, open spaces, landscaping and related activities and uses on the site.
B.
Relationship to Other Standards. The standards of this section apply in addition to other standards of this title. Where standards in this section conflict with standards in other sections of this Code, the standards of this section shall govern.
C.
Applicability.
1.
The Happy Valley Style design standards apply to all mixed-use, commercial, retail commercial, office and institutional office buildings except as exempted in subsection D of this section.
2.
New buildings shall be designed using building design elements of the Happy Valley Style to create distinctive buildings with richly textured, visually engaging façades and that are pedestrian friendly. Expansion or substantial exterior remodeling of existing nonresidential development which is greater than 50% of the building's gross floor area shall be designed to maintain or increase the building's overall compliance with the Happy Valley Style standards.
D.
Exemptions to the Happy Valley Style.
1.
Residential dwellings, or portions of mixed-use buildings which are residential, including residential care facilities, are exempt from the standards of Chapter 16.46 though are encouraged to utilize the Happy Valley design standards.
2.
Master Plan areas over 10 acres in size within the employment district of the Rock Creek employment area containing specific design standards.
3.
Buildings designed for military or related uses; manufacturing or other industrial uses; non-institutional buildings in the Hwy. 212/224 Industrial Corridor (west of 135th Avenue); and small institutional buildings such as maintenance sheds, pump stations, wireless communication facilities shelters, etc., as determined by the Planning Official.
4.
Institutional office buildings and schools are exempted from Section 16.46.010.H.2 (Storefront Appearance for Commercial and Office Buildings).
5.
Any story above the third story is exempt from these standards as well as the requirements in Section 16.46.010(G)(3).
E.
Character of the Happy Valley Style. As described in more detail in Section 2 of Appendix B, the Happy Valley Style promotes a residential character for projects by drawing on features from certain historical architectural styles as well as through the use of complex massing and varied rooflines. Materials of the Happy Valley Style draw on the Pacific Northwest's natural resource heritage. Equally important to incorporating a residential character, the Happy Valley Style also promotes a pedestrian friendly environment, using façade design that creates a storefront appearance at the ground level. The overall development pattern should contribute to a sense of arrival and departure to and from the City core. Happy Valley's unique topography and natural features should be incorporated into project design where feasible. While it is influenced by historic architectural styles, the goal of the Happy Valley Style is not a literal replication of historic residential buildings, but appropriate contemporary interpretation of timetested and proven design principles. The Happy Valley Style is also flexible enough to allow for variety, acknowledging different needs and preferences of various uses. Projects do not need to include all features that make up the Happy Valley Style. However, projects should reflect the Style's characteristic elements in varying combinations.
F.
Pedestrian-Oriented Building Siting Standards. In order to orient buildings to the pedestrians walking on the pedestrian network and to activate the pedestrian environment and emphasize pedestrian movements, development shall meet the minimum standards in this section. Additional recommendations for pedestrian-oriented building siting are included in Section 3 of Appendix B:
1.
Maximum Setback.
a.
At least 50% of the building frontage must meet the maximum setback of eight feet from a property line along a public or private street.
b.
Surface parking facilities and vehicular circulation facilities, such as driveways and queues, are prohibited between the 50% of the building frontage regulated by this section and the public or private street.
2.
Multiple Frontages. In scenarios involving multiple frontages, the developer shall have the option to designate and orient the front, side and rear façades of a structure. In no case shall buildings be required to have dual front façades. However, where development is proposed on a corner lot, buildings shall be located to preserve or create strong building edges at public or private street corners.
Figure 16.46.010-1: Maximum Setback  |
3.
Exceptions. The Design Review Board may approve an exception to the maximum setback standards in the circumstances described in subsections (a) through (d), below, provided the exception is the minimum necessary and the proposed design accomplishes the intent of the Happy Valley design standards. Where the proposed adjustment will allow parking or vehicle circulation between the building and the street, the building shall include a pitch roof, high quality materials and other design elements to ensure that the intent of the Happy Valley design standards is achieved.
a.
The proposed building is interior to a development site and the maximum setback is met by other buildings on the site.
b.
An increase in the maximum setback is necessary for the protection of natural resource, or to accommodate topographic constraints or required utility easements.
c.
To allow for the placement of pedestrian amenities within the maximum setback, including, but not limited to, seating areas, water features, and plazas. Plazas shall include construction materials that differ from the surrounding sidewalk, and shall be approved by the Design Review Board. Materials include (but are not limited to), paving bricks, stamped concrete, etc.
d.
The proposed building has been oriented to a private street which has been designed and built to function as a public street.
G.
Building Massing.
1.
Complex Massing Required. New buildings shall use massing characteristic of the Happy Valley Style and asymmetrical composition to avoid the monolithic expanse of frontages and roof lines and break up building sections using elements including variable planes, projections, bays, dormers, setbacks, canopies, awnings, parapets, changes in the roof line, materials, color, or textures (see 4.1, Appendix B).
2.
Street Corners. Where development is proposed on a corner lot, the following standards shall be met:
a.
Buildings shall be designed to preserve or create strong building edges at public street corners (see 4.2, Appendix B).
b.
Buildings shall reinforce street corners by repeating façade elements such as signs, awnings and window and wall treatments on both sides of the building facing the corner.
c.
Buildings located on public street corners shall contain an architectural corner element which exceeds the eave height of the primary roof by at least five feet (see Figure 16.46.010-2). If the façade of the corner element exceeds 25 feet in height, then windows are required to provide the appearance of a habitable second story (see Figure 16.46.010-3). Additional façade details such as cornice lines and material changes are encouraged.
Figure 16.46.010-2: Typical Corner Element  |
Figure 16.46.010-3: Two-Story Corner Element  |
3.
Roof Forms.
a.
Roof forms shall promote architectural diversity and interest (see 4.3, Appendix B). While pitched roofs are desired to support Happy Valley Style's residential character, larger building footprints make flat roofs often the only practical solution. However, the edges of flat roofs can be articulated to make large buildings more compatible with the desired character. To address the wide range of building sizes permissible in nonresidential developments, the roof standards are divided into two distinct types based on building size.
b.
Roofs shall meet the following standards:
i.
Building footprints 5,000 square feet in size or smaller are required to have pitched (gabled or hipped) roofs or flat roofs with an applied pitch;
c.
Requirements for Pitched or Applied Pitch Roofs. Dormers, cupolas and similar roof elements that break up and project from the primary roof shall be provided to create variety to the massing of structures and relieve the effect of a single, long roof. Secondary roof elements shall be provided in the quantity specified below. Secondary roof elements may be located anywhere on the roof, although groupings and orderly arrangements are preferred. Roof length is the longer horizontal distance between the outside faces of the walls supporting the roof. In contrast to roof length, for the purpose of these standards, the roof span is the shortest horizontal distance between the outside faces of the walls supporting the roof.
Roof Length | Number of Secondary Roof Elements |
|---|---|
Less than 30 feet | None required |
30—45 feet | 1 |
46—90 feet | 2 |
91 feet and greater | 4 |
Figure 16.46.010-5: Roof Span and Length  |
d.
Requirements for Flat Roofs.
i.
All rooflines (span or length) facing a public street or clearly visible from a public right-of-way shall be detailed with either an applied pitch or parapet, as follows:
(A)
Applied Pitch. An "applied pitch" gives a flat roof the general appearance of a pitched roof in terms of materials, pitch, and overhang, but does not extend all the way from the eave of the building to the ridge of the roof as a typical pitched roof.
At a minimum, the applied pitch shall:
(1)
Extend at least eight feet horizontally from the eave on buildings of 5,000 square feet in size or smaller.
(2)
Extend at least 12 feet horizontally from the eave on buildings greater than 5,000 square feet in size.
The applied pitch shall extend vertically above the plane of the flat roof sufficiently to effectively screen all roof mounted equipment from public viewpoints. The slope of the applied pitch shall be consistent across the entire span. Breaks in the roof pitch to create a mansard or bonnet roof effect where the lower portion of the roof is steeper or less steep than the upper portion are not permitted. |
Figure 16.46.010-6: Flat Roof with Applied Pitch—Overview  |
Figure 16.46.010-7: Flat Roof with Applied Pitch—Detail  |
(B)
Parapet. A parapet is a vertical extension of the façade above the plane of a flat roof. The parapet shall extend vertically above the plane of the flat roof sufficiently to effectively screen all roof mounted equipment from public viewpoints. The parapet may have a simple edge or may be adorned with an articulated cornice. The parapet may, but is not required to, be distinct from the façade in terms of materials.
Figure 16.46.010-8: Flat Roof with Parapet  |
ii.
To avoid the effect of a single, long roofline and to create a variety to the massing, variations to any roofline (span or length) facing a public street or clearly visible from a public right-of-way shall be provided at intervals of 45 feet or less. These variations may be achieved through combination of the following techniques:
(A)
Vertical Offset. Change in the height of the eave by at least three feet.
(B)
Horizontal Offset. Change in the horizontal position of the eave of at least three feet.
(C)
Varying use of parapet and applied pitch roof edges.
(D)
Attached or Applied Shed, Gable, or Hip. Building elements that are attached to a building's façade and covered with a shed roof, a gabled roof, or a hipped roof may be used to articulate the roofscape and break up the perceived façade length. Those building elements can be used in combination with parapets or applied pitches and may include covered walkways or porches, vestibules or covered entrances, bays projecting from the building façade, tower elements projecting above the primary roof line.
Figure 16.46.010-9: Roofline Variations for Flat Roofs  |
e.
The Design Review Board may approve a modification of this standard only where the building façade otherwise provides the variations and offsets necessary to avoid a monolithic appearance.
H.
Building Design.
1.
Entrances.
a.
To encourage increased pedestrian activity on public and private streets and sidewalks, primary building entrances should be oriented to, or be at an angle no more than 45 degrees from the street (public or private), to the maximum extent practicable. For multi-tenanted buildings or buildings with multiple entrances, or both, only one primary entrance must comply with this standard. In addition, for buildings with multiple frontages, only one primary entrance on one building frontage must comply with this standard (see 5.1, Appendix B).
b.
Primary building entrances shall be architecturally emphasized.
2.
Storefront Appearance for Commercial and Office Buildings. Commercial and office buildings fronting on public or private streets shall create a storefront appearance on the ground floor by implementing the following standards:
a.
Changing buildings planes, materials or window patterns, or by creating a break in awning or canopy construction at intervals not exceeding 40 feet in length; and
b.
Ground Floor Windows. To avoid blank walls and create a storefront appearance at the ground level, exterior building walls facing a public or private street shall incorporate ground floor windows.
i.
Required Window Areas. Windows must be a minimum of 40% of the length and 20% of the ground level wall area. Ground level walls include all exterior walls from three feet above finished grade up to nine feet above the finished grade.
ii.
Qualifying Window Features. Required window areas must either be windows that allow views into working areas or lobbies, pedestrian entrances, or display windows set into the wall. Display cases attached to the outside wall do not qualify. The bottom of the windows must be no more than three feet above the adjacent exterior grade.
Figure 16.46.010-10: Required Window Area  |
3.
Façade Design.
b.
Buildings with two or more stories shall have a strong ground floor cornice designed to separate the ground floor functions and materials from the upper story or stories and to provide continuity with cornice placement on abutting buildings (see 5.2, Appendix B).
c.
Ornamental Devices. Ornamental devices characteristic of the Happy Valley Style, such as molding, entablature and friezes, are required at the roofline. Where such ornamentation is present in the form of a linear molding or board, the band must be at a thickness in proportion to the height of the wall (see 5.2, Appendix B).
4.
Awnings and Weather Protection.
a.
Except as required by subsection (H)(4)(b), buildings shall provide awnings or canopies extending a minimum of two feet from window walls (see 5.2, Appendix B). Awnings may have a front valance.
b.
Where window walls are adjacent to walkways, buildings shall provide awnings or canopies for weather protection extending a minimum of six feet from window walls (see 5.2, Appendix B). Awnings may have a front valance.
c.
Weather protection shall be provided at building entries/exits extending a minimum of six feet from the entry/exit.
5.
Materials. Building materials shall reflect the Happy Valley Style (see 5.3, Appendix B). Exterior colors shall have earth-tone shades, such as gray, tan, brown, rust, green, red, etc.
a.
Primary Materials. A "primary material" is the predominant building material that covers a minimum of 60% of the building's exterior walls. Acceptable primary materials are identified in Table 16.46.010-1.
b.
Secondary Materials. A "secondary material" is not the predominant building material. Any one secondary material shall not cover more than 40% of the building's exterior walls. Acceptable secondary materials are identified in Table 16.46.010-1.
c.
Base Materials. The building base shall be defined as the lower portion of a wall just above where it meets ground, often an extension of the foundation wall above grade. For the purpose of these standards, the base shall not extend beyond 24 inches above grade. The base typically is exposed to water for extended periods and is at higher risk of physical impacts. Consequently, the base materials may differ from the materials used for the remainder of the façade in order to withstand these conditions. Base materials are identified in Table 16.46.010-1. Use of these materials shall be limited to the building base unless the material is also identified as an acceptable primary or secondary material. Where a foundation wall extends beyond 24 inches above grade, for instance on a sloped site, the portion of the foundation wall above 24 inches shall be finished with permitted primary and/or secondary materials. In all cases, foundations and base materials shall be designed to match the scale of the building being supported.
Table 16.46.010-1: Building Materials | |||
|---|---|---|---|
Materials | Allowed on Façade* | ||
Primary | Secondary | Base | |
Masonry, which includes natural and natural-looking stone, and rusticated brick or split-faced, colored concrete blocks that are residential in character and appearance | Yes | Yes | Yes |
Wood board siding or wood shingles. Fiber cement boards or fiber reinforced extruded composite boards are also acceptable provided they have the appearance of natural wood | Yes | Yes | No |
Architectural grade plywood, fiber cement, or wood composite panels (T1-11 plywood or OSB siding are not permitted) | No | Yes | No |
Glass (except mirrored glass) | Yes | Yes | No |
Typical commercial-grade stucco | No | Yes | Yes |
Typical commercial-grade brick | No | Yes | Yes |
Vertical, ribbed, non-corrugated, non-anodized aluminum metal or steel siding that is residential in character and appearance through variation in texture, stamping or offsets in elevation or material | No | Yes | No |
Cast-in-place or pre-cast concrete | No | No | Yes |
Plastic, except when used to replicate old styles (e.g., vinyl clad windows, polyurethane moldings, plastic columns, etc.) | No | No | No |
Vinyl siding | No | No | No |
Mirrored glass | No | No | No |
Corrugated metal or fiberglass | No | No | No |
Standard form concrete block (not including split-faced, colored or other block designs that mimic stone, brick or other similar masonry) | No | No | No |
Back-lighted fabrics, except that awning signs may be backlit fabrics for individual letter or logos | No | No | No |
Notes: | |
|---|---|
* | Materials for architectural accents and details (e.g., window frames, trim) are exempt from this requirement. |
Figure 16.46.010-11: Building Base on Flat Site  |
Figure 16.46.010-12: Building Base on Sloped Site  |
d.
Multiple-Story Buildings. When buildings have two or more stories, the material used at the ground level shall differ from that used at upper levels in order to create a clear distinction between the ground and upper levels.
e.
Roof. New buildings or substantial remodeling that involve modifications to the roof shall use the following roofing materials:
i.
Slate, tile, shakes or wood shingles, or synthetic materials (e.g., concrete, pressed wood products, metal or other materials) that are designed to and do appear to be slate, tile, shake or wood shingles.
ii.
If a new or remodeled building utilizes a flat roof, materials that will not cause roof repairs (patching) to be readily visible.
f.
Security bars, gates, etc. are prohibited on the exterior of all buildings and doors.
6.
Enclosure or Screening of Mechanical Equipment and Other Appurtenances.
a.
Roof mounted mechanical equipment on flat roofed structures shall be screened by parapet walls to the maximum degree possible. Site located mechanical equipment shall be installed in below grade vaults where possible or screened by a site obscuring fence or landscaping. Other building mounted mechanical equipment shall be screened from view to the maximum degree possible.
b.
Trash enclosures shall be located away from the primary vehicular and pedestrian entries and shall be screened by a site obscuring fence or landscaping.
7.
Parking Structures. A proposed parking structure or garage shall comply with the following design standards:
a.
Retail storefronts at the ground level of parking structures shall be located at the periphery of parking areas and structures. The street side of residential parking structures may contain facilities or services for residents, such as laundry rooms, lobbies, or exercise rooms.
b.
Building materials shall complement abutting building materials.
c.
In cases where a parking structure extends to the periphery of a site, the design of the structure shall reflect the massing, fenestration and detailing of adjacent and abutting buildings.
d.
Architectural elements such as a frieze, cornice, trellis or other device, shall be continued from a residential portion of the building onto a parking structure (see 5.2, Appendix B).
e.
Entries shall be designed to be subordinate to the pedestrian entry in scale and detailing. If possible, parking structure entries shall be located away from the street, to the side or rear of the building.
f.
If possible, parking structures should be designed so that portions of the parking structure decks are used for landscaping or entry courts to abutting buildings.
g.
Parking structures shall be detailed at ground level in a manner similar to adjacent or abutting buildings in order to create a strong/emphasized base.
I.
Landscape/Hardscape Design. The following standards apply in addition to the landscaping standards in Chapter 16.42.
1.
Where new or substantially remodeled buildings are set back from property lines and sidewalks, intervening landscaping shall be designed to invite the public in, not to provide separation.
2.
Where non-pedestrian space is placed between a building and a sidewalk, benches, low sitting walls or other street furniture shall be placed in order to enliven the sidewalk.
3.
Small areas of landscaping and paving in courtyards, entryways, building nooks and other areas shall use materials and designs similar to adjacent public spaces where such use will make the area appear larger or more inviting. This requirement is intended to minimize the transition from public to private space, but is not intended to restrict changes in material where it is functionally necessary or where it will avoid visual monotony.
4.
Drinking fountains, display windows or other street furniture shall be located in stopping areas created outside of pedestrian circulation areas. Stopping areas may be created by an enclosure, a change in grade or a change in paving materials.
5.
Decorative iron gates and hangers for signs, flags and hanging baskets may be required as part of the landscape plan.
6.
Miscellaneous solid wood materials such as fences, decks, pergolas, etc. that are not painted in conjunction with the greater development color palette shall be uniformly stained any variety of the color brown.
J.
Additional Parking Requirements. Parking shall be designed to provide adequate, but not excessive, space.
1.
The number of parking spaces may be modified as follows:
a.
High turnover eating or drinking establishments such as coffee shops, ice cream parlors and "take-and-bake" food services may vary from the parking requirements for restaurants by providing evidence that demonstrates the short term nature of their employee and patron parking needs. In no case, however, shall parking be reduced below the number of spaces that would be required for an equal size retail store.
b.
Retail uses within 1,000 feet of 100 or more residential units may further reduce their total parking requirements to 0.9 of the total spaces required.
2.
Employee and Patron Parking Restrictions. Employee and patron parking shall be restricted to available parking as follows:
K.
Street, Alley and Sidewalk Design. Street, sidewalk and alley design shall safely and efficiently provide for vehicular and pedestrian travel while enhancing the character of the commercial and institutional developments within the community through compliance with the following design standards. These standards shall apply in addition to any other City requirements for street, alley or sidewalk design, located in the adopted transportation system plan. In the event of a conflict, the provisions of this section shall control.
1.
Intersection Design. Curb extensions shall be created at all intersections where feasible from a traffic management standpoint and unless such extensions would interfere with the turning and stopping requirements of emergency service vehicles (e.g., fire trucks, ambulances), buses or delivery vehicles. Such extensions will be designed to accommodate the turning and stopping requirements of such vehicles.
2.
Sidewalks. Sidewalk design shall consider and encourage opportunities for outdoor cafés, pushcart vendors, seasonal sidewalk sales, festivals and similar uses and activities which enliven pedestrian walkways.
3.
Alleys. Alleys shall be incorporated into design plans where feasible as pedestrian and vehicular accessways.
4.
Protecting Pedestrians. In areas of potential vehicle/pedestrian conflict, street furniture or bollards (see Section 6 of Appendix B for examples) shall be used to help create a "protected zone" for the pedestrian.
5.
Street Furniture and Lighting. New and substantially remodeled buildings shall incorporate street furniture and lighting within the public right-of-way and in private areas open to public pedestrian activity (see Section 6 of Appendix B) and per the requirements of Section 16.43.030 (Automobile parking standards).
L.
Exceptions to the Happy Valley Design Standards.
1.
The Planning Official or designee may allow exceptions to these standards without the need to obtain a formal variance pursuant to Chapter 16.71. For each standard for which a design exception is sought, the applicant shall demonstrate that at least one of the following circumstances is met:
a.
The physical characteristics of the site or existing structure (e.g., steep slopes, wetlands, other bodies of water, trees or other significant natural features of the site, buildings or other existing development, utility lines and easements, etc.) make compliance with the standard impractical; or
2.
A request for exception under this provision may be processed as part of the underlying application or separately as a Design Review II application.
(Ord. 389 § 1, 2009; Ord. 411 § 1, 2011; Ord. 439 § 1, 2013; Ord. 468 § 1, 2014; Ord. 501 § 1, 2016; Ord. 521 § 3, 2017; Ord. 526 § 1, 2017; Ord. 539 § 1, 2018; Ord. 545 § 1, 2019; Ord. 550 § 1, 2020; Ord. 582, 3/19/2024; Ord. 592, 6/3/2025)