All developments within the City must comply with the applicable provisions of Chapters
16.120 through
16.196. Some developments, such as major projects requiring land division and/or site design review approval, may require detailed findings demonstrating compliance with each chapter of the Code. For smaller, less complex projects, fewer code provisions may apply. Though some projects will not require land use or development permit approval by the City, they are still required to comply with the provisions of this chapter.
The City's development design standards are for the commercial
district corridors along US Highway 101, Alternate Highway 101, SW
& SE Dolphin, SE Marlin Avenue, E Harbor Drive, S Main Avenue,
SE Ensign Lane, Pacific Drive, and SE Neptune. The standards in this
section apply only to property in the commercial corridors listed
above; lands outside of these commercial corridors are not subject
to these standards. The following standards will apply to a new large
retail establishment and/or complex that meets or exceeds 30,000 square
feet of planned building footprint or gross floor area, whichever
is greater; or has a façade length that is 100 feet or more
along any street frontage; or to new mini-storage units regardless
of size or façade length. An existing large retail establishment
of said square footage or length or greater shall comply with these
standards if proposed renovations or improvements exceed 50 % of the
market value.
A. Orientation
of Buildings. Building(s) shall be located on the property with the
principal building entrance oriented toward the primary focal point
of the property/development. With the exception of US Hwy 101, all
buildings located on a public street shall have the main entrance
front onto said street.
B. Natural
Features. The property owner/developer is encouraged to protect and
incorporate areas of special interests and other natural features
such as grade, trees, vegetation and waterways, into the overall site
plan. These areas may be calculated as part of the landscaping requirement
if healthy and not damaged during construction.
C. Building
Requirements.
1. Customer Entrances. The customer entrance(s) shall be clearly defined
and highly visible by using features such as canopies, porticos, overhangs,
recesses/projections, raised corniced parapets, decorative awnings
over the door, arcades, arches, wing walls, and integral planters
are required. A combination of two features shall be incorporated
at a minimum. Mixed use buildings that require two or more entrances
are allowed but shall meet the standard.
2. Roof Design. Roofs should be designed to reduce the apparent exterior
mass of a building, add visual interest and be appropriate to the
architectural style of the building. Variations within one architectural
style are highly encouraged. Visible roof lines and roofs that project
over the exterior wall of a building enough to cast a shadow on the
ground are highly encouraged. Architectural methods shall be used
to conceal flat roof tops. Overhanging eaves, sloped roofs and multiple
roof elements are highly encouraged. Mansard style roofs shall not
be allowed.
3. Materials.
a. The predominant exterior building materials shall be of high quality
materials, including, but not limited to, brick, sandstone, wood,
native stone and cultured stone as accents to distinguish specific
architectural features, rusticated metal cladding, tinted/textured
concrete masonry units and/or glass products. Simulated material may
be substituted for any of the aforementioned building materials.
b. At least three different building materials shall be used for 100%
construction of a building. The main entrance does not count towards
this standard.
c. Exterior building materials shall not include smooth-faced concrete
block, tilt-up concrete panels, EIFS, stucco, or T 1-11. Prefabricated
steel panels are excluded unless the design and material meets the
City's design standards.
d. Metal roof may be allowed if compatible with the overall architectural
design of the building.
4. Architectural Vernacular and Features. Architectural features shall
include, but are not limited to, the following: recesses, projections,
wall insets, arcades, window display areas, awnings, balconies, window
projections, landscape structures or other features that complement
the design intent of the structure and are acceptable to the Community
Development Director. Vernacular architecture referred to as "Northwest
Regional" or "Arts & Crafts" design shall be required. This could
include the combination of materials, form, and style. Wood in the
form of timber, glulam, cross laminated timber, and other natural
features are predominant on the exterior and main entrance.
5. Building Colors. Exterior colors shall be of low reflectance, subtle,
neutral or muted earth tone colors. The use of high intensity colors
such as black, neon, metallic or fluorescent colors for the façade
and/or roof of the building are prohibited except as approved for
building trim.
6. Mechanical Equipment, Outdoor Storage and Service Areas. The location
of loading docks, outdoor storage yards and all other service areas
shall be located to the sides and/or rear of a building, except when
a site abuts Highway 101, in which case the said areas shall be located
to the sides of the building that do not face Highway 101.
a. All outdoor storage yards, loading docks, service areas and mechanical
equipment or vents larger than eight inches in diameter shall be concealed
by screens at least as high as the equipment they hide, of a color
and material matching or compatible with the dominant colors and materials
found on the façades of the principal building. Chain link
or cyclone fencing (with or without slats) shall not be used to satisfy
this requirement.
b. Equipment that would remain visible despite the screening, due to
differences in topography (i.e., a site that is at a lower grade than
surrounding roadways) shall be completely enclosed except for vents
needed for air flow, in which event such vents shall occupy no more
than 25% of the enclosure façade.
c. The architectural design of the buildings shall incorporate design
features which screen, contain and conceal all heating, ventilation,
air conditioning units, trash enclosures, dumpsters, loading docks
and service yards.
7. Building Mass. Building mass shall be limited to 150 feet in length.
If any portion of the building exceeds this length, a recess or variation
in height shall be required.
D. Community
Amenities. Each building shall contribute to the establishment or
enhancement of the community and public spaces by providing at least
two community amenities such as: a patio/seating area, water feature,
art work or sculpture, pedestrian plaza with park benches and landscaping,
usable green spaces, or other features, such as a dedicated public
park acceptable to the Parks Advisory Board and City Commission.
E. Outdoor
Lighting. The lighting for mixed use, residential, commercial and
industrial zones shall be shielded and directed down into the site
and shall not shine or glare onto adjacent property or streets. Light
poles, light fixtures and flag poles shall not exceed 25 feet in height
and shall be pedestrian scaled. Installation cost shall be borne by
the developer. Decorative exterior lighting is required on the front
elevation and at the main entrance. Decorative is defined as "gooseneck"
or similar design that is pedestrian oriented.
F. Parking (Pods) Areas. Parking (pods) areas shall be divided by a six-foot pathway placed between the two rows of head-on parking stalls, which shall extend the full length of each parking pod. There shall be parking spaces provided for travelers in RVs and travel trailers. This section shall be in compliance with the requirements in Section
16.120.030 and Chapter
16.128 (Vehicle and Bicycle Parking).
G. Storage
Unit Facilities. Where allowed, storage unit facilities shall be subject
to the following design, siting, and location standards:
1. Setbacks. New storage unit facilities shall be constructed no closer
than 100 feet from the East Harbor Drive right-of-way line. This setback
area shall be used for landscaping, open space, public or private
amenities, off-street parking, other businesses allowed in the zone;
or a combination thereof.
2. Design Standards. New storage unit facilities shall be subject to
the following design standards:
a. Building material requirements in Section 16.116.030(C)(3);
b. Building color standards in Section 16. 116.030(C)(5);
c. Mechanical equipment, outdoor storage and service area standards
in Section 16.116.030(C)(6);
d. Building mass requirements in Section 16.116.030(C)(7);
f. Other applicable design requirements of this section.
3. Location Requirements. New storage unit facilities may be constructed
and operated where allowed by the zoning district, but not in the
following areas:
a. Along the South Main Avenue commercial corridor,
b. Along the Pacific Drive commercial corridor.
(Ord. 1242 § 2, 2020; Ord. 1258 § 2, 2022)