18J.70.080 Building Design and Placement

18J.70.080 Building Design and Placement.

The Building Design and Placement standards are intended to guide the placement and design of buildings. All new commercial, civic, office, or other non-residential and industrial developments and remodel projects for which the improvement value is 60 percent or greater of the building value as calculated by the Building Official shall meet the standards of this Section.

a. Commercial, industrial, office, civic, or other non-residential development within specified zones.

b. All new commercial, civic, office, or other non-residential and industrial developments and remodel projects for which the improvement value is 60 percent or greater of the building value, as calculated by the Building Official.

2. Design Objective – Building Placement. Ensure the architectural and site design is compatible with, and integrated into, surrounding residential neighborhoods.

(1) All setbacks for developments shall be the same as the adjacent residential zones.

(2) Principal store entrances shall be within 35 feet of the right-of-way.

(1) Development should interact with the street and provide a connection to the street. The connection to the street is enhanced through designs incorporating many windows and doors opening onto the street, window displays (not signs), and details like potted plants and awnings. (See Figure 18J.70.080-1.)

FIGURE 18J.70.080-1 – Street Interactions Example

(2) Lighting should be no more than that of the surrounding residential uses. After-hours lighting should be greatly reduced.

3. Design Objective – Building Design and Architecture. Design buildings to incorporate features, such as facades, roof forms, porches, window treatments, and architectural detailing, that exemplify surrounding residential architecture. Avoid the use of standardized "corporate or franchise" style in the design of buildings.

(1) Entrances shall incorporate one of the following building elements:

(a) Dormers;

(b) Porches;

(d) Arches.

(1) Buildings shall be designed with gable, gambrel, or hip roof forms. (See Figure 18J.70.080-3.)

FIGURE 18J.70.080-3 – Acceptable Roof Form

(2) Roof planes shall be varied by using gable ends and/or dormers.

(3) The use of flat, mansard, dome, or butterfly roof forms is prohibited. (See Figure 18J.70.080-4.)

FIGURE 18J.70.080-4 – Unacceptable Roof Form

c. Architectural Detailing Standards. At least one element from each of the following categories shall be included in the design of all new buildings and accessory structures.

(1) Cornice details;

(2) Trim details;

(3) Timber details; or

(4) Knee bracing.

d. Window Standards. (See Figures 18J.70.080-5, 18J.70.080-6, 18J.70.080-7.)

(1) Window patterns shall be characterized by vertical proportions with horizontally-oriented, rectangular forms prohibited. Windows should emphasize the first floor.

(2) The area of first-story windows on street front elevations shall be at least twice the area of second-story windows along the same side of the building. This standard does not apply to multi-family development.

(3) One of the following window treatments shall be used:

(a) Bay windows;

(b) Stained glass; or

(c) Multi-paned windows, or the appearance of multi-pained windows, in one-over-one, two-over-two, or four-over-four patterns.

(4) Windows sills shall be situated at least 2 feet above the interior finished floor.

(5) The use of reflective or mirrored windows is prohibited.

(6) Window trim shall be used. (See Figure 18J.70.080-8)

(1) Encourage architecture that is contextual or harmonious in character to single-family residential uses through the use of color, materials, textures, and landscaping. Development should provide focal points for neighborhoods and enhance the identity of the neighborhood.

(2) Architecture should be similar to single-family residences.

(3) Existing single-family structures should be considered for conversion prior to demolition.

B. Employment Corridor (ECOR), Mixed Use District (MUD), Neighborhood Centers (NC)), Neighborhood Corridor (NCOR), and Urban Corridor (UCOR) zones. The purpose of this Section is to encourage better design without restricting architectural creativity. These standards are geared at developments that are both auto- and pedestrian-oriented and creating buildings and site designs that appeal to both. While still allowing architectural originality, the following standards and guidelines will assist in reducing the overall bulk and appearance of large developments. This Section applies to developments in the ECOR, MUD, NC, NCOR, and UCOR zones. Building standards are intended to create a predictable environment for developers, while maintaining a high quality of design.

1. Design Objective – Architectural Concept. Architectural style for new construction and additions is not restricted. Valuation of the project should be based on the quality of its design and its relationship to its surroundings and should be unique and reflect the desired character of the community. Project designs shall provide a cohesive and consistent visual identity for all buildings and accessory structures in a development, while responding to functional characteristics of the project. Architectural gimmicks and fads, such as neon outlining and backlit awnings, are to be avoided.

(1) All new and remodeled buildings within a multi-building complex shall achieve a unity of design through the use of similar architectural elements, such as roof form, exterior building materials, colors, and window style.

(2) Independent storage buildings, parking structures, and other accessory structures shall match the principal building(s) in form, color, and use of materials and detailing.

(3) A parking area may be located adjacent to the abutting street right-of-way if it is equal to or less than 50 percent of the street frontage. The remaining 50 percent shall be occupied by either the anchor building or satellite buildings.

(4) In the Mixed Use District zone, a parking area may be located adjacent to an abutting street right-of-way if it is equal to or less than 60 percent of the street frontage. The remaining 40 percent shall be occupied by either the anchor building or satellite buildings.

(5) Parking area frontage shall be calculated based upon parking stall presence. Drive aisles and site access roadways shall be excluded.

(6) Minimize the visibility of fencing, retaining walls, and other structural barriers from the right-of-way.

(1) Tenant entrances in a multi-tenant building should be accentuated with similar or complementary design elements, such as wall surface materials, window arrangement, color treatment, awnings, and roof forms.

(2) The use of complementary architectural elements should be considered for transitions to existing buildings on adjacent sites.

(3) Building materials used for site features, such as outdoor furniture, lighting, fences, and screen walls, should be consistent with the primary on-site structures.

(4) Where site design or circulation limitations prevent a building from being located adjacent to the abutting street right-of-way, alternative design features may be utilized along the street frontage in lieu of such a building placement. Examples of appropriate design features include pedestrian plazas, common open space areas, and landscape enhancements, such as increased landscaped buffer widths and plantings.

2. Design Objective – Architectural Relationships. Provide for visual and functional continuity with adjacent and neighboring commercial, office, civic, industrial and residential structures that exhibit a level of architectural quality consistent with these design standards and guidelines. The scale of large commercial, office, civic, or industrial structures located adjacent to residential neighborhoods should be reduced, have increased landscape buffers, or incorporate design features that will make the structures more compatible.

Architectural elements and details should be used that reduce the perceived size of a building and provide a more human scale. New buildings and additions should be designed to incorporate architectural details consistent with the character of the building. There should be a clear and understandable relationship between the overall massing of the building and its architectural elements.

(1) Each face of a building shall incorporate elements based on the building's gross square footage that equal or exceed the number of points found in Table 18J.70.080-1 – Points Required for Each Building Face Based on Building Size. Projects shall be required to incorporate any combination of features as provided in Table 18J.70.080-2 – Relating Design and Scale of Building Elements to the Building's Overall Form and Massing.

Table 18J.70.080-1. Points Required for Each Building Elevation Based on Building Size
Less than 10,000 sq. ft.	4 points
10,000 to 40,000 sq. ft.	5 points
Greater than 40,000 sq. ft.	7 points
1. A building with 5 or more faces requires a SPR site plan review for compliance with the intent of the design standards. Building faces which do not face customer parking areas, public street, and which are used only as service areas may subtract 2 points from those required in Table 18J.70.080-1.

Table 18J.70.080-2. Relating Design and Scale of Building Elements to the Building's Overall Form and Massing
a. Horizontal shifts for walls > 80 feet in length (1)
Width of shift > 20 percent of wall length	1
Width of shift > 30 percent of wall length	2
No walls > 80 feet	1
FIGURE 18J.70.080-9
b. Vertical shifts of single run of ridge, cornice, or fascia > 50 feet
Transition in height > 4 feet	1
No single runs > 50 feet	1
FIGURE 18J.70.080-10
FIGURE 18J.70.080-11
c. Single stand of trees within 20 feet of building (maximum 4 points per face) (2)	1
FIGURE 18J.70.080-12
FIGURE 18J.70.080-13
FIGURE 18J.70.080-14
FIGURE 18J.70.080-15
FIGURE 18J.70.080-16
FIGURE 18J.70.080-17
d. Individual Mural (maximum 3 points)
Square footage > 10 percent of wall area	1
Square footage > 25 percent of wall area	2
e. Individual Sculpture or Fountain Adjacent to Wall (maximum 2 points per face) (3)
(0.25 x (Perimeter + Height)) > 10 percent of wall length	1
f. Windows and Doors
Square footage > 30 percent of wall area	1
g. Canopy or Awning
(Length) > 10 percent of wall length	1
(Length) > 25 percent of wall length	2
FIGURE 18J.70.080-18
h. Decorative Masonry, Distinguishable etchings or relief, pillars, or columns (4)
Area covered > 10 percent of wall area	1
Area covered > 25 percent of wall area	2
FIGURE 18J.70.080-19
i. Visual wall terminus or cornice required on all building sides
Pitched roof with fascia	FIGURE 18J.70.080-20	1
Parapet	FIGURE 18J.70.080-21	1
Projecting Cornice	FIGURE 18J.70.080-22	1
j. Vertical trellis with climbing vines or plant materials adjacent of walls
Area covered > 10 percent of wall	1
Area covered > 25 percent of wall	2

(1) New projects are encouraged to achieve a scale and building character that achieves the desired commercial or industrial appearance outlined in the Community Character Element of the Plan.

(2) New projects should be of a similar height, dimension, and setback to existing adjacent development that conforms to the design standards and guidelines of this Chapter.

(3) Architectural details should be used that are consistent with the architectural character of the overall building and development.

(4) A visual terminus should be provided on tops of buildings in the form of cornices, parapets, or other architectural features.

(5) Smaller business activities should be clustered to reduce the appearance of a large building's bulk. (See Figure 18J.70.080-23.)

(6) Continuous awnings that conceal important architectural elements, or conflict with the character of the building, are discouraged.

(7) Awnings should maintain the visual horizontal appearance of a street front by aligning the bottom edge.

(8) Backlit awnings, designed to double as lighted signs, is discouraged.

(9) The use of durable, high quality materials that contribute to the overall appearance, ease of maintenance, and longevity of structures is encouraged.

(10) Windows should be included on upper stories to avoid blank upper walls.

(11) Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another.

3. Design Objective – Pedestrian-Oriented Features. Reduce the impact of large buildings by designing at a human scale and ensuring pedestrian infrastructure.

(1) At least one primary building entry shall be oriented to a public street or intersection.

(2) Primary building entrances shall be clearly visible or recognizable from the right-of-way through at least two of the following:

(a) Recessed or protruding entry,

(b) Roof line emphasis such as a decorative cornice or parapet roof.

(d) Unique decorative molding, or lintel above doorway.

(e) Contrasting finish materials.

(1) Building entries should be enhanced with a combination of landscaping, weather protection, pedestrian amenities and architectural features.

(2) The use of covered walkways is encouraged between structures.

Table 18J.70.080-1. Points Required for Each Building Elevation Based on Building Size
Building Size	Points Required for Every Building Face
Less than 10,000 sq. ft.	4 points
10,000 to 40,000 sq. ft.	5 points
Greater than 40,000 sq. ft.	7 points
1. A building with 5 or more faces requires a SPR site plan review for compliance with the intent of the design standards. Building faces which do not face customer parking areas, public street, and which are used only as service areas may subtract 2 points from those required in Table 18J.70.080-1.

Table 18J.70.080-2. Relating Design and Scale of Building Elements to the Building's Overall Form and Massing
Element 18J.70.080.B.2.		Points
a. Horizontal shifts for walls > 80 feet in length (1)
Width of shift > 20 percent of wall length		1
Width of shift > 30 percent of wall length		2
No walls > 80 feet		1
FIGURE 18J.70.080-9
b. Vertical shifts of single run of ridge, cornice, or fascia > 50 feet
Transition in height > 4 feet		1
No single runs > 50 feet		1
FIGURE 18J.70.080-10
FIGURE 18J.70.080-11
c. Single stand of trees within 20 feet of building (maximum 4 points per face) (2)		1
FIGURE 18J.70.080-12
FIGURE 18J.70.080-13
FIGURE 18J.70.080-14
FIGURE 18J.70.080-15
FIGURE 18J.70.080-16
FIGURE 18J.70.080-17
d. Individual Mural (maximum 3 points)
Square footage > 10 percent of wall area		1
Square footage > 25 percent of wall area		2
e. Individual Sculpture or Fountain Adjacent to Wall (maximum 2 points per face) (3)
(0.25 x (Perimeter + Height)) > 10 percent of wall length		1
f. Windows and Doors
Square footage > 30 percent of wall area		1
g. Canopy or Awning
(Length) > 10 percent of wall length		1
(Length) > 25 percent of wall length		2
FIGURE 18J.70.080-18
h. Decorative Masonry, Distinguishable etchings or relief, pillars, or columns (4)
Area covered > 10 percent of wall area		1
Area covered > 25 percent of wall area		2
FIGURE 18J.70.080-19
i. Visual wall terminus or cornice required on all building sides
Pitched roof with fascia	FIGURE 18J.70.080-20	1
Parapet	FIGURE 18J.70.080-21	1
Projecting Cornice	FIGURE 18J.70.080-22	1
j. Vertical trellis with climbing vines or plant materials adjacent of walls
Area covered > 10 percent of wall		1
Area covered > 25 percent of wall		2