Chapter 15.510
SITE ORIENTATION

Sections:

15.510.010    Purpose.

15.510.020    Applicability.

15.510.030    How to use this chapter.

15.510.040    Street frontage type maps.

15.510.050    Storefront street standards.

15.510.060    Secondary street standards.

15.510.070    Gateway street standards.

15.510.080    Landscaped street standards.

15.510.090    Site orientation standards for properties in the light industrial (I-L), heavy industrial (I-H), and public reserve (P-R) zones.

15.510.100    Site orientation standards for properties in all residential zones.

15.510.110    Where properties front onto multiple streets.

15.510.120    Site orientation departures.

15.510.130    Civic building frontages.

15.510.010 Purpose.

A.    To reinforce the historic storefront character of Ellensburg’s downtown core area;

B.    To enhance the pedestrian environment throughout Ellensburg;

C.    To minimize potential negative impacts of parking lots and garages on the streetscape;

D.    To promote “eyes on the street” for security for pedestrians and to create a more welcoming and interesting streetscape; and

E.    To reinforce and enhance the streetscape character of Ellensburg’s established residential neighborhoods. [Ord. 4656 § 1 (Exh. O2), 2013.]

15.510.020 Applicability.

The provisions of this chapter shall apply to all nonresidential and multifamily development. [Ord. 4656 § 1 (Exh. O2), 2013.]

15.510.030 How to use this chapter.

Site orientation standards for individual properties depend on the type of street properties front onto. Thus, consider the following steps in using this chapter:

A.    Go to the maps in ECC 15.510.040 to find your property and the street frontage type designation for the street or streets fronting your property. For properties in residential zones, the standards for landscaped streets (see ECC 15.510.080) apply. For properties in light industrial (I-L), heavy industrial (I-H), and public reserve (P-R) zones, see ECC 15.510.090. For properties that front onto multiple streets, see provisions in ECC 15.510.110;

B.    Go to the appropriate code section in this chapter for the site orientation standards for applicable street frontage type designation. Table 15.510.030 includes a summary of the five street frontage type designations along with links to the appropriate sections, the intention for each street type, and key design/use provisions; and

C.    Review ECC 15.510.120 for criteria for “departures” to site orientation standards and ECC 15.210.060 for general information and procedures associated with departures.

Table 15.510.030.
Street frontage type descriptions. 

Street Frontage Type and link to standards

Intention

Key Design/Use Provisions

Storefront street

ECC 15.510.050

To emphasize a “Main Street” setting with storefronts adjacent to the sidewalk

Buildings placed at back edge of sidewalk; nonresidential use required on ground floor facing street; parking located to side or rear of buildings.

Secondary street

ECC 15.510.060

To provide the option of a storefront or other frontage types with landscaped setbacks

Option: Buildings placed at back edge of sidewalk or with landscaped setback; no additional ground floor use restrictions; parking located to side or rear of buildings, except in some districts.

Gateway street

ECC 15.510.070

To provide/reinforce a pattern of landscaped development frontages and modest building setbacks along these highly visible streets

Buildings feature modest front yard setbacks; no additional ground floor use restrictions; parking located to side or rear of buildings.

Landscaped street

ECC 15.510.080

To provide/reinforce a pattern of landscaped development frontages and modest building setbacks

Buildings feature modest front yard setbacks; no additional ground floor use restrictions; parking located to side or rear of buildings, except in some districts.

[Ord. 4656 § 1 (Exh. O2), 2013.]

15.510.040 Street frontage type maps.

Figure 15.510.040(A). Index map for street frontage type designations.

Figure 15.510.040(B) sets forth street frontage type designations for the greater downtown area, which is roughly bounded by West 9th Avenue in the north, the railroad in the west, Mountain View Avenue in the south, and Walnut Street in the east.

Figure 15.510.040(C) sets forth street frontage type designations for the Canyon Road corridor/south interchange area.

Figure 15.510.040(D). Street frontage type designations for the west interchange area.

Figure 15.510.040(E). Street frontage type designations for the campus area.

[Ord. 4656 § 1 (Exh. O2), 2013.]

15.510.050 Storefront street standards.

The intent is to emphasize and/or reinforce a “Main Street” setting with storefronts placed adjacent to sidewalks.

A.    Applicability. The standards herein shall apply to all designated storefront streets per ECC 15.510.040.

B.    Building Frontage. Buildings shall be located adjacent to the sidewalk. Building setbacks from the public right-of-way may be permitted provided the space between the front property line and the building:

1.    Is a widened sidewalk area; or

2.    Is a pedestrian-oriented space, as defined in ECC 15.520.030(C).

C.    Parking Location. Parking shall be located to the rear, below, or above storefronts. Where some off-street parking (both surface and structured) adjacent to the storefront street is unavoidable, no more than 60 feet of frontage shall be occupied by parking and vehicular access (see Figure 15.510.050(B)). New parking lots adjacent to street corners shall be prohibited.

D.    Vehicular Access. Vehicular access (driveways) is discouraged on storefront streets. Where vehicular access is unavoidable, no more than one curb cut shall be allowed.

E.    Ground Floor Use. Except for lobbies or similar entrances, residential uses are prohibited within 30 feet of the sidewalk on the ground floor of designated storefront streets.

F.    Building Entry. Building entries shall face the sidewalk.

G.    Weather Protection. Weather protection at least three feet deep is required over all primary entries. For south and west facing facades, weather protection at least six feet deep along a majority of the storefront is encouraged to provide shade in the summer months. Storefront all-weather protection projections shall not interfere with street trees, street lights, street signs, or extend beyond the edge of the sidewalk and they must maintain at least eight feet of clearance over the sidewalk.

H.    Storefront Transparency. Transparent window area along at least 70 percent of the ground floor facade between 30 inches and eight feet above grade is required. Display windows may count for up to 50 percent of the transparency requirements provided they are at least 16 inches of depth to allow for changeable displays. Tack on display cases shall not qualify as transparent window area. Departures to the transparency requirement will be considered pursuant to the provisions of ECC 15.210.060 and 15.510.120. Such departures may decrease the minimum amount of transparency by up to 50 percent (with no less than 35 percent of the ground floor facade between 30 inches and eight feet above grade).

I.    Ground Floor and Facade Heights.

1.    The ground floor shall have a minimum floor-to-floor height of 15 feet, as measured from grade.

2.    All storefront facades shall maintain a minimum height of 20 feet.

Figure 15.510.050(A). Summary of key storefront street standards.

Figure 15.510.050(B). Parking location standards for designated storefront streets.

Figure 15.510.050(C). Current storefront examples. Note the large storefront windows and recessed entries in the left image. In the right image, note the relatively tall height of the single-story building. The height helps to add a sense of enclosure to the street.

Figure 15.510.050(D). These facades do not meet the storefront standards. The tack-on display cases in the left image do not qualify as transparent window area.

[Ord. 4656 § 1 (Exh. O2), 2013.]

15.510.060 Secondary street standards.

For all designated secondary streets, development frontages may either be storefronts (see subsection (B) of this section), landscaped frontages (see subsection (C) of this section), or a combination of both.

A.    Applicability. The standards herein shall apply to all nonresidential and multifamily development on designated secondary streets per ECC 15.510.040.

B.    Storefront Standards. All storefront buildings along designated secondary streets shall comply with all building-related storefront street standards set forth in ECC 15.510.050.

C.    Landscaped Frontage Standards for Secondary Streets.

1.    Building Setbacks. Ten feet minimum or consistent with minimum requirements of the applicable zoning district (see ECC 15.320.030 and 15.320.040), whichever is greater. Covered entries and other weather protection features may extend into this setback by up to six feet.

2.    Building Entry. At least one building entry shall be visible from the sidewalk.

3.    Weather Protection. Weather protection at least three feet deep shall be provided over all primary entries.

4.    Transparency. Transparent window area shall be provided along at least 15 percent of the facade of the building (all vertical surfaces of the facade). Departures will be considered pursuant to ECC 15.210.060 and 15.510.120.

5.    Landscaping. All areas between the sidewalk and the building shall be landscaped, except for walkways, porches, decks, and other areas meeting the definition of pedestrian-oriented space.

D.    Parking Location. No more than 50 percent of the street frontage can be occupied by off-street parking and driveways (see Figure 15.510.060(B)). Departures will be considered pursuant to ECC 15.210.060 and 15.510.120.

Figure 15.510.060(A). Summary of key secondary street standards.

Figure 15.510.060(B). Parking location standards for designated secondary streets.

[Ord. 4656 § 1 (Exh. O2), 2013.]

15.510.070 Gateway street standards.

A.    Applicability. The standards herein shall apply to all designated gateway streets per ECC 15.510.040.

B.    Building Setbacks. Fifteen feet minimum, or consistent with minimum requirements of the applicable zoning district (see ECC 15.320.040), whichever is greater.

C.    Building Entry. At least one building entry shall be visible from the sidewalk.

D.    Weather Protection. Weather protection at least three feet deep shall be provided over all primary entries.

E.    Transparency. Transparent window area shall be provided along at least 15 percent of the facade of the building (all vertical surfaces of the facade). Departures will be considered pursuant to ECC 15.210.060 and 15.510.120.

F.    Landscaping. All areas between the sidewalk and the building shall be landscaped, except for walkways, porches, decks, and other areas meeting the definition of pedestrian-oriented space.

G.    Parking Location. Parking and driveways shall be located to the side or rear of buildings. Drive-through lanes between the sidewalk and the building are prohibited. Departures will be considered pursuant to ECC 15.210.060 and 15.510.120.

Figure 15.510.070. Summary of key gateway street standards.

[Ord. 4656 § 1 (Exh. O2), 2013.]

15.510.080 Landscaped street standards.

A.    Applicability. The standards herein shall apply to all nonresidential and multifamily development on designated landscaped streets per ECC 15.510.040.

B.    Building Setbacks. Fifteen feet minimum, or consistent with minimum requirements of the applicable zoning district (see ECC 15.320.030 and 15.320.040), whichever is greater.

C.    Building Entry. At least one building entry shall be visible from the sidewalk.

D.    Weather Protection. Weather protection at least three feet deep shall be provided over all primary entries.

E.    Transparency. Transparent window area shall be provided along at least 15 percent of the facade of the building (all vertical surfaces of the facade). Departures for nonresidential uses will be considered pursuant to ECC 15.210.060 and 15.510.120.

F.    Landscaping. All areas between the sidewalk and the building shall be landscaped, except for walkways, porches, decks, and other areas meeting the definition of pedestrian-oriented space.

G.    Parking Location. No more than 50 percent of the street frontage can be occupied by off-street parking and driveways. Departures will be considered pursuant to ECC 15.210.060 and 15.510.120.

Figure 15.510.080. Summary of key landscaped street standards.

[Ord. 4656 § 1 (Exh. O2), 2013.]

15.510.090 Site orientation standards for properties in the light industrial (I-L), heavy industrial (I-H), and public reserve (P-R) zones.

Unless otherwise designated on a map within ECC 15.510.040, sites within the I-L, I-H, and P-R zones shall comply with the standards for secondary streets (see ECC 15.510.060), except there are no limitations as to the location of parking along street frontages. Parking lot landscaping and buffer provisions set forth in ECC 15.520.070 are applicable. [Ord. 4656 § 1 (Exh. O2), 2013.]

15.510.100 Site orientation standards for properties in all residential zones.

All nonresidential and multifamily development within residential zones shall comply with the frontage standards for landscaped streets as set forth in ECC 15.510.080. [Ord. 4656 § 1 (Exh. O2), 2013.]

15.510.110 Where properties front onto multiple streets.

Where properties front onto multiple streets and/or multiple street type designations, the frontages shall comply with the applicable standards for each street frontage, with the following exceptions:

A.    Entries.

1.    For street corner properties, a pedestrian entry on only one of the frontages is required. However, pedestrian entries located at the corner and/or along both streets are encouraged. Storefront street frontages shall take precedence over non-storefront street frontages in terms of which street to locate frontages along. For properties fronting three or more streets, direct pedestrian entries shall be required on at least two street frontages. Departures will be considered pursuant to ECC 15.210.060 and 15.510.120.

2.    For dual frontage properties, a pedestrian entry needs to be visible from both streets. Departures will be considered pursuant to ECC 15.210.060 and 15.510.120.

B.    Transparency. For street corner properties and other properties fronting on multiple streets, the minimum required transparency percentage may be reduced by 50 percent on secondary facades (facades where no entry is included). Departures will be considered pursuant to ECC 15.210.060 and 15.510.120.

C.    Parking Location. For properties fronting on multiple streets, departures will be considered pursuant to ECC 15.210.060 for all but one of the frontages. Departures to parking location standards shall not be granted for developments adjacent to storefront streets, except where the site fronts onto three or more storefront streets. [Ord. 4656 § 1 (Exh. O2), 2013.]

15.510.120 Site orientation departures.

Select departure opportunities are provided pursuant to ECC 15.210.060 for each of the street type designations set forth in ECC 15.510.050 through 15.510.080. For each proposed departure, the applicant shall demonstrate how the proposal meets the purposes of the standards herein. Considerations for determining whether an alternative design meets the purposes of the standards include:

A.    Current and Future Context. Consider both the current context of the site and the possible future context of the surrounding area per the comprehensive plan goals and policies and zoning/design provisions set forth in this title.

B.    Special Site Constraint. Consider whether the shape or location of the site presents any special challenges in meeting the parking location requirement.

C.    Visual Impacts. Consider whether the proposed design of streetfront elements (such as the combination of landscaping, building frontages, or other site elements/details) help to mitigate the visual impacts of large parking areas fronting on the street.

D.    Impacts to Nonmotorized Traffic. Consider whether the proposed design addresses or impacts nonmotorized transportation elements along the street frontage.

E.    Conformance with Ellensburg Design Standards. Consider whether the proposed design conforms to applicable provisions of the design standards, which includes chapters on multifamily, commercial, and industrial development. If there is a conflict between the Ellensburg Design Standards and the provisions in this division, the provisions herein shall apply. [Ord. 4656 § 1 (Exh. O2), 2013.]

15.510.130 Civic building frontages.

Public buildings are exempted from the site orientation standards herein provided design treatments are integrated that meet the following objectives:

A.    Enliven the pedestrian environment adjacent to the sidewalk; and

B.    Incorporate a visually prominent and inviting entry from the street (applied to the frontage containing the public building entry). [Ord. 4656 § 1 (Exh. O2), 2013.]