These architectural design standards are intended to:
(a) Encourage a consistent level of architectural quality throughout
the 24 Road Corridor;
(b) Create a unified architectural character at the project level, addressing
building form, scale and materials, including for walls, fencing and
service and storage areas;
(c) Reinforce the urban character of streets and open spaces;
(d) Provide human scale and orientation;
(e) Define the base, body and top of building elevations through the
use of color, materials and details;
(f) Ensure that the highest level of architectural detail occurs adjacent
to areas of pedestrian activity;
(g) Ensure that service and storage areas are functional yet do not visually
impact views from adjacent uses and public areas;
(h) Provide flexibility to allow for a number of design alternatives
for different building types and to encourage design creativity.
Note: Additional standards for architectural design are included
in GJMC Title 21, Zoning and Development Code.
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Buildings in a variety of forms reinforce the pedestrian
scale
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(Ord. 4719, 9-21-16)
The following standards shall apply to all building facades
and exterior walls that are visible from adjacent public streets and
other public spaces. These standards are intended to reduce the massive
scale of large buildings, which, without application of these standards,
may be incompatible with the 24 Road Corridor Overlay desired character.
(a) Facades greater than 150 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 150 horizontal feet.
(b) Ground floor facades that face public streets shall have display
windows, entry areas, awnings, or other such features along no less
than 60 percent of their horizontal length. If the facade of the building
facing the street is not the front, it shall provide the same features
and/or landscaping in scale with the facade.
(c) Variation in roof lines/roof materials, in order to add interest
to and reduce the massive scale of large buildings, is required. Roofs
shall have no less than two of the following features:
(1) Parapets concealing flat roofs and rooftop equipment, such as HVAC
units, from public view. Parapets shall not exceed one-third of the
height of the supporting wall and shall not be of a constant height
for a distance of greater than 150 feet;
(2) Overhanging eaves, extending no less than three feet past the supporting
walls, for no less than 30 percent of the building perimeter;
(3) Sloping roofs that do not exceed 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; and
(4) Three or more roof slope planes.
(d) Primary building entries shall be connected to the public street
sidewalk by the most direct route practical. Corner buildings need
only provide public entry on one street-oriented facade.
(e) Ground floor retail shall have direct pedestrian entries onto public
streets, parks, or plazas. Primary building entries must be easily
and directly accessible from a street and shall be either oriented
to or easily visible from the street.
(f) Entryway design elements and variations should give orientation and
aesthetically pleasing character to the building. The following standards
identify desirable entryway design features. Each principal building
on a site shall have clearly defined, highly visible main entrances
featuring no less than three of the following:
(5) Raised corniced parapets over the door;
(10) Architectural details such as tile work and moldings which are integrated
into the building structure and design; and
(11) Integral planters or wing walls that incorporate landscaped areas
and/or places for sitting.
(g) To the greatest extent possible, mechanical appurtenances shall be
located within the structure. External mechanical appurtenances such
as heating and air conditioning equipment shall be screened and finished
to match the colors and materials of the building.
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Primary building entrances present inviting facades
along arterial streets
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Retail development includes pedestrian-scale open space
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(Ord. 4719, 9-21-16)
The following standards shall apply to nonresidential structures:
(a) All primary buildings shall use materials that are durable, economically
maintained, and of a quality that will retain their appearance over
time including but not limited to stone, brick, stucco, pre-cast concrete,
and architectural metals.
(b) Facade colors shall be nonspecular, neutral or earth tone colors.
Use of high intensity, metallic, black or fluorescent color is prohibited.
(c) Building trim and accent areas may feature brighter colors, including
primary colors.
(d) Predominant exterior building materials shall not include smooth-faced
concrete block, smooth-faced tilt-up concrete panels, or prefabricated
steel panels.
(e) Ancillary buildings, enclosures and projected building elements shall
be designed as an integral part of their primary facility. Where detached
buildings are necessary, they shall be compatible to the main building
in design, form, use of materials, and color.
(f) Building materials should be used in a manner that achieves a coordinated
design on all building facades (“360-degree design”).
(g) High quality, durable materials (brick and concrete masonry, pre-cast
concrete, stone) should be the dominant treatment on all building
facades facing 24 Road, Patterson Road/F Road, F 1/2 Road, and G Road.
(Ord. 4719, 9-21-16)
To ensure that multifamily residential architecture provides
human scale and orientation and reinforces the urban character of
streets and open spaces, the following standards shall apply to multifamily
residential development in the 24 Road Corridor:
(a) Buildings shall be designed to provide human scale, interest, and
variety. The following techniques may be used to meet this objective:
(1) Variation in the building form related to the scale of individual
dwelling units or rooms such as recessed or projecting bays, shifts
in massing, or distinct roof shapes.
(2) Diversity of window size, shape, or patterns that relates to interior
functions.
(3) Emphasis of building entries through projecting or recessed forms,
detail, color, or materials.
(4) Variations of material, material modules, expressed joints and details,
surface relief, color, and texture to break up large building forms
and wall surfaces. Such detailing could include sills, headers, belt
courses, reveals, pilasters, window bays, or similar features. Changes
in materials should generally occur at inside corners or where the
transition is accommodated through an architectural detail such as
a cap or belt course.
(b) Portions of buildings that are functionally limited from including
significant window areas shall either be oriented away from public
streets or shall make extensive use of the scaling methods defined
above.
(c) Garages and carports shall either be integrated into the primary
building form or shall be constructed of the same materials as the
primary buildings.
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Examples of multifamily housing that provides variety
and human scale
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(Ord. 4719, 9-21-16)
To provide for security, to screen unsightly areas, and to provide
visual relief and buffers, the following standards shall apply to
multifamily and nonresidential structures in the 24 Road Corridor:
(a) The design and materials for walls and fences shall be coordinated
with the design and materials of the principal buildings in terms
of color, quality, scale and detail. This is not intended to require
identical materials and design.
(b) The combined height of walls and fences on top of an earth berm shall
not exceed the maximum permitted height for the wall or fence alone.
(c) Fence and wall design shall not include long, unarticulated street
fences facing walks and shall prevent “fence canyons.”
(d) Chain link fencing in areas visible from nonindustrial properties,
parking areas, public streets and pedestrian walkways shall be of
a type and color that is aesthetically pleasing and complementary
to the building and its surroundings.
(e) Chain link fencing shall be landscaped.
(Ord. 4719, 9-21-16)
To ensure that service and storage areas are functional while
minimizing their visual impact on adjacent properties, parking and
open space areas, public streets, walkways and trails, the following
standards shall apply to nonresidential and multifamily structures
in the 24 Road Corridor:
(a) Outdoor storage, loading and operations areas shall be attractively
screened from adjacent parcels and streets.
(1) Outdoor storage, trash collection and/or compaction, loading or other
such uses shall be located in the rear of the lot. If because of lot
configuration the Director determines that such placement is not feasible,
then the side yard may be used, but in no case shall such area be
located within 20 feet of any public street, public sidewalk or on-site
pedestrian way.
(2) Outdoor storage, HVAC equipment, trash collection, trash compaction
and other service functions shall be designed so as to be visually
incorporated into the overall site design and architecture of the
building(s).
(3) Views of outdoor storage, trash collection and/or compaction, HVAC
equipment, loading and other service facilities and functions shall
be screened from visibility from all property lines and screened and
separated from sidewalks and on-site pedestrian ways. Screening structures
shall be made of the same materials as the principal structure.
(b) Rooftop mechanical equipment, including satellite dishes and antennas
over 30 inches in diameter, shall be screened from the view of public
streets and open space. Alternate structures housing such equipment
or wall-mounted painted-to-match units in unobtrusive locations in
lieu of traditional screening will be considered. In the discretion
of the Director, visual simulation may be required to demonstrate
visual impacts on surrounding properties, open spaces, trails, parks,
streets or walkways.
(c) Utility connections to buildings, including but not limited to switch
boxes, wires and electrical, gas and other meters, shall be screened
or located out of view from public streets. All utilities and their
connections shall be underground where permitted by the utility provider
and other regulations.
(d) Loading doors shall be recessed from the building face to minimize
their visual prominence.
(e) In nonindustrial areas, screen fences or walls shall be at least
one foot higher than the materials or equipment being screened, and
at least six feet tall.
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Screening blocks views of loading and storage areas
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Service areas incorporated into the architecture of
the building
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(Ord. 4719, 9-21-16)