18J.80.070 Commercial, Civic, Utility and Industrial Design Standards and Guidelines.
The purpose of this Section is to improve the quality of non-residential development by instituting design standards that reflect the historic, rustic and rural character in the plan area and that provide compatibility between residential and non-residential uses.
A. Design Objective – Compatibility of Non-Residential Uses in Residential Zones. Provide architectural design standards for allowed non-residential uses in Single-Family (SF), Moderate High Density Residential (MHR), and Rural Residential (R10, R20 and RSR) Zones to provide compatibility with surrounding residential neighborhoods.
1. Standards.
a. Reduce the apparent scale of commercial, civic, utility, or industrial structures located adjacent to residential development through the use of techniques such as building placement, facades, window treatments, design, and modulation of roof heights and scale.
(1) The height limit of structures shall not exceed that which is allowed in the surrounding residential zones.
(2) All setbacks for developments shall be the same as that which is allowed for residential uses.
b. Entrances shall incorporate one of the following building elements:
(1) Dormers.
(2) Porches.
(3) Porticos.
c. These standards shall be in addition to the standards outlined in subsections B and C below.
2. Guidelines.
a. The side of the building adjacent to residential uses should be constructed to modulate the building height so as to not impose on any residence.
b. Development should interact with the surrounding neighborhood and provide a connection to the street through the use of designs that incorporate many windows, architectural elements that reflect a residential character, and details like planters and fences.
B. Design Objective – Architectural Design Standards for Commercial, Office/ Business, Civic, Utility and Industrial Uses. Design commercial, office/business, civic, utility and industrial structures with design elements such as facades, roof forms, building mass and scale modulation, porches, natural materials and architectural details that exemplify a historic and rural character.
1. Standards.
a. Diversify the scale and mass of proposed buildings through the use of architectural details such as covered entryways, overhangs, and projections, building modulation, etc.
(1) Break up large buildings with façade modulation.
(a) Entrances shall be either recessed at least 4 feet from the building façade or be covered by a porch structure. (See Figure 18J.80-30)
(b) The use of long blank walls is prohibited. The maximum allowable length of an uninterrupted building elevation is 50 feet. Visual interruptions to the planes of exterior walls may be achieved through one of the following methods: (See Figure 18J.80-31)
(i) Modulating the building facades at a depth of at least 4 feet and a width of at least 8 feet.
(ii) Covered porches.
(iii) Porticos.
(2) Avoid building large, monolithic structures.
(a) Buildings shall be comprised of a complex of smaller buildings or parts that manifest their own internal interactions. (See Figure 18J.80-32)
(b) Large box styles of buildings are prohibited.
b. Employ architectural designs that evoke a rural feeling including the use of natural materials such as wood or stone, natural colors, appropriate scaling and bulk limitations.
(1) Wood, shake, stone, brick, cedar shingle or timber materials shall be used for façades. Examples of appropriate wood exterior siding styles include: board and baton, horizontal clapboard, beveled planks, and cedar shingle. A complementary combination of these styles is preferred. (See Figure 18J.80-33)
(2) Raised seam metal, shake, architectural shingles, slate, or unglazed tile shall be used for roof materials. The use of Spanish red clay roof tiles is prohibited.
(3) Provide variety in roof forms that complement a rural or historical architectural style.
(a) Roof lines shall be interrupted every 50 feet with gable, hip, or dormer roof forms or a vertical shift of at least 5 feet and roof planes shall be varied by using gable ends and/or dormers, unless a false front is used. (See Figure 18J.80-34)
(b) Buildings shall be designed with gable, gambrel, or hip roof forms with a minimum of a 6:12 roof pitch. False fronts, giving the appearance of a flat roof, may also be used.
(c) The use of flat, mansard, dome or butterfly roof forms is prohibited.
(4) Historical or rural architectural detailing shall be incorporated into the building design. At least one element from each of the following categories shall be included in the design:
(a) Cornice details.
(b) Trim details.
(c) Timber details.
(d) Knee bracing.
(e) Columns.
(5) Use windows that emphasize the first floor of the structure and complement the architectural style of the structure.
(a) Window patterns shall be characterized by vertical proportions with horizontally oriented rectangular forms prohibited.
(b) 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.
(c) One of the following window treatments shall be used:
(i) Storefront windows;
(ii) Bay windows;
(iii) Stained glass;
(iv) Multi-paned windows, or the appearance of multi-pained windows, in one over one, two over two, or four over four patterns.
(d) Windows sills shall be situated at least 2 feet above the interior finished floor.
(e) The use of reflective or mirrored windows is prohibited.
(f) Window trim shall be used that complements the architectural style of the building. Trim shall be a minimum of 3-1/2 inches wide.
(g) All windows must be true windows that let in light to occupied space or to large attic areas that provide at least limited standing room. Faux windows are prohibited.
(h) Windows shall be included on upper stories of multiple-storied buildings to avoid large, blank wall space.
(6) Awnings and architectural anomalies (materials or details that are not integrated into or reflect the overall design of the building design) are prohibited.
c. Utilize muted natural colors and avoid unrelated color schemes within a structure or throughout a multi-structure complex.
(1) The use of muted natural earth tone colors or historical turn-of-the-century colors will be the predominant color palette for the primary façade of the structure. Bold, primary colors are prohibited.
(2) The color on major architectural trim or details shall complement the main building's base color. Color is normally applied to major architectural trim and details such as window trim, corner siding trim, doors and door frames, knee bracing, and columns.
(3) Minor architectural details may be highlighted with minor accent color that complements base and major trim color. Minor accent color is normally applied to window sash, doors, storefront frames and small architectural elements.
(4) Earth tone colors shall be used for masonry or stone building materials.
(5) The base color of the main building or a complementary major accent color shall be used for roofing materials.
d. Utilize similar, compatible and complementary architectural style, scale, form, color, use of materials, and detailing for all structures on a development site.
(1) Accessory structures shall be designed of the same building materials, roof forms, and colors as the primary building structures.
(2) Building materials used for site features such as fences and screen walls shall complement the primary building structures.
e. The use of standard corporate architectural designs that do not reflect a rural character is prohibited.
f. Where building elevations are visible, architectural details and features shall not be abruptly ended and shall transition a distance equivalent to at least 20 percent of the adjacent building elevation. (See Figures 18J.80-35 and -36)
2. Guidelines.
a. Natural woods that are stained are encouraged.
b. The design of new structures should achieve a scale and building character that is of a similar height, dimension, and setbacks to existing adjacent development that conforms to the design standards of this Chapter.
c. A visual terminus should be provided on tops of buildings in the form of cornices, parapets, or other architectural features.
d. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another.
e. Encourage the preservation and integration of historic structures into the overall architectural design.
FIGURE 18J.80-30 – Recessed Entryways
FIGURE 18J.80-31 – Building Modulation
FIGURE 18J.80-32 – Building Modulation
FIGURE 18J.80-33 – Exterior Siding Example
FIGURE 18J.80-34 – Roof Modulation
FIGURE 18J.80-35 Acceptable Material Change |
FIGURE 18J.80-36 Unacceptable Material Change |
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C. Murals. Murals on the sides of commercial buildings that reflect the community's rural and natural resource industrial history are encouraged. Murals are a design or representation that is painted or drawn on the exterior surface of a structure and that does not advertise a business, product, service, or activity but does represent a cultural or historic character valued by the community. Examples include a wall mural of historic farming or logging activities.
1. Design Objective. Encourage the use of murals on the sides of commercial buildings that depict the rural or historic character of the plan area.
2. Standards.
a. Wall murals shall only be permitted on commercial and civic building façades that do not contain windows, doorways or other openings.
b. Wall murals shall not exceed more than 80 percent of the building façade.
c. Wall murals must represent elements that convey community historical or cultural values.
d. Wall murals shall not cover or interrupt major architectural features. Major architectural features mean any feature such as a beam, building line, or structural feature on a building or structure such as trim or fascia boards or corbels.