Chapter 18J.70
MID-COUNTY COMMUNITY PLAN AREA DESIGN STANDARDS AND GUIDELINES Amended Ord. 2020-102s

Sections:

18J.70.010    Goals. Amended Ord. 2020-102s

18J.70.020    Applicability. Amended Ord. 2020-102s

18J.70.040    Canyon Road and 112th Street Corridors. Amended Ord. 2020-102s

18J.70.080    Building Design and Placement. Amended Ord. 2020-102s

18J.70.010 Goals. Amended Ord. 2020-102s

The goals of design review within the Mid-County Community Plan area are to:

A.    Improve the visual and functional quality of new commercial, office, industrial, civic, and residential developments. This will be accomplished through the implementation of design standards that are intended to restore and enhance the aesthetic character of the plan area and improve the integrity and function of on-site critical areas;

B.    Encourage well designed buildings and sites;

C.    Provide a menu of design standards that allow an applicant to choose from a variety of styles that fit the desired character of the plan area;

D.    Communicate to land use applicants the goals of the plan area and the role that design review takes in implementing the plan; and

E.    Incorporate into permit approvals a clear listing of all conditions and required improvements prior to final permit issuance.

(Ord. 2005-94s2 § 4 (part), 2005)

18J.70.020 Applicability. Amended Ord. 2020-102s

A.    This Chapter shall apply to any development activity that is required to obtain building or development permits or approvals, unless otherwise exempted by PCC 18J.10.040.

B.    This Chapter contains design objectives, standards and guidelines for the following aspects of development: building design and Unified Design Elements for the Canyon Road and 112th Street Corridors.

C.    The following table identifies the regulated activities and the type of design review that is required to be addressed:

MID-COUNTY COMMUNITY PLAN AREA

Table 18J.70.020-1. Type of Review Required for Regulated Activities

Review Type

Regulated Activities

1. New Civic, Commercial and Industrial Building Permit, Non-Residential Use Permit (4)

2. Civic, Commercial or Industrial Expansion > 60% of Building Value (1)

3. Residential Attached Single-family and Multi-family

4. Land Divisions of ≥ 5 Lots and Residential Use Permits (2)

5. Land Divisions of ≤ 4 Lots (2)

1

2

3

4

5

18J.70.040 A.

Mailboxes

Yes

Yes

Yes

Yes

Yes

18J.70.040

Unified Design Elements for the Canyon Road and 112th Street Corridors

Yes

Yes

Yes

Yes

Yes

18J.70.080 A.1.

RNC, RSep, RR, and SF zones (3): Building Placement

Yes

18J.70.080 A.2.

Building Design and Architecture

Yes

18J.70.080 B.1.

CC, NC, CE zones: Architectural Concept

Yes

18J.70.080 B.2.

Architectural Relationships

Yes

Yes

18J.70.080 B.3.

Pedestrian-Oriented Features

Yes

Yes

Footnotes:

(1)    Commercial, office, civic and industrial expansion includes any interior improvements to an existing structure. The 60 percent calculation is cumulative over time and is calculated based on the "Building Valuation Data" table compiled by the International Code Council and published in the Building Safety Journal, as used by the Building Official.

(2)    Single-family detached development at a density greater than 6 du/net acre shall meet the design standards set forth in Chapter 18J.17 PCC.

(3)    Applies to allowed non-residential uses only.

(4)    A new structure on a site where there are existing commercial or industrial buildings will be subject to the same standards as a >60 percent value expansion described above.

(Ord. 2012-2s § 8 (part), 2012; Ord. 2010-70s § 15 (part), 2010; Ord. 2009-98s § 7 (part), 2010; Ord. 2007-85s § 5 (part), 2007; Ord. 2005-94s2 § 4 (part), 2005)

18J.70.040 Canyon Road and 112th Street Corridors. Amended Ord. 2020-102s

Site Design objectives and standards are intended to ensure the built environment is integrated with the natural environment and to provide connections (road, pedestrian, and trail) to the surrounding land uses.

A.    Mailboxes.

1.    Design Objective – Mailboxes. Provide safe, accessible, and weather-protected mailbox areas.

a.    Standards.

(1)    All mailboxes shall be clustered and lockable consistent with USPS standards and designed in a manner that is complementary with other design elements. Cluster mailboxes shall be constructed of, or faced with, materials and colors similar to the primary structures of the development.

(2)    Cluster mailboxes shall have weather protection elements (e.g., roofs or within enclosed buildings). (See Figure 18J.70-19)

FIGURE 18J.70-19

B.    Unified Design Elements for the Canyon Road and 112th Street Corridors. These Corridors define the core of the Plan area (see Maps 18J.70-1 to -4). Within this core area, the intent is to ensure a unified appearance and consistent application of functions and design elements. The standards in this Section apply primarily to new development and redevelopment proposals. Remodeling and expansion of existing uses shall be required to comply with these standards when the value of the remodel or expansion is 60 percent or greater of the existing building value as calculated in accordance with the International Building Code.

1.    Design Objective – Roadway Design and Streetscapes within the Corridors. Require consistent streetscapes, including street trees, within the Corridors and adjoining areas when zoned CE, CC, or NC.

a.    Standards for Corridor Circulation Areas.

(1)    Roadway Frontage Improvements. Development proposals occurring on parcels within the boundaries of a Corridor that fronts upon certain roadways shall be required to construct frontage improvements. These frontage improvements are intended to create a consistent, unified streetscape within the core commercial area and to improve pedestrian and vehicular safety.

(a)    Roadways subject to frontage improvements are illustrated on Maps 18J.70-2 through -4 and include Canyon Road and the intersections of 104th Street East, 112th Street East, 116th Street East, 128th Street East, 136th Street East, 144th Street East, 152nd Street East, 160th Street East, and the intersections of 112th Street East with 62nd Avenue East, Portland Avenue East, Waller Road East, Vickery Avenue East, Bingham Avenue East, Golden Given Road East, and Woodland Avenue East.

(b)    The required frontage improvements shall include curb and gutter, a minimum 4-foot wide planting strip, and sidewalk. Street lighting shall also be installed. Refer to Figure 18J.70-23 for further illustration of the required frontage improvements.

(c)    When determined necessary by the County Engineer, the construction of the frontage improvements may also require reconstruction of the public roadway to the centerline (half-street improvement) or beyond in order to ensure a proper transition of the frontage improvements (primarily curb and gutter) into the existing roadway surface.

(d)    The Hearing Examiner shall have the authority to grant a deviation to the requirement for curb and gutter through the Site Plan Review (SPR) process upon a demonstration that the following criteria are met:

(i)    Installation of curb and gutter will result in the need for additional roadway improvements beyond the centerline or beyond the property boundaries and that the construction of the additional roadway improvements will result in a significant economic hardship to the property owner or require acquisition of new right-of-way beyond the development's boundaries. The need for additional right-of-way shall be verified by the Pierce County Engineer.

(ii)    The deviation is the minimum necessary to eliminate the economic hardship or address the right-of-way acquisition problem.

(iii)    The Pierce County Engineer determines that the granting of the deviation will not result in the construction of a substandard roadway or create a safety hazard.

(e)    The frontage improvements set forth in paragraph (b) shall be wholly or partially waived whenever it is determined that these improvements will be provided by a County or State roadway project which is fully funded for construction and identified within the County or State transportation improvement plan. Developer responsibility to construct, or contribute to the construction, of any roadway improvements pursuant to requirements of the State Environment Policy Act shall continue to apply.

(f)    Frontage improvements shall be limited to the installation of street lighting only whenever curb, gutter, and sidewalk have already been provided by a previous improvement to the County or State roadway.

(2)    Species of Street Trees Required. The street tree species identified in Table 18J.70.040-1 shall be installed along the specified roadways when installing required landscaping along the frontage of roads for development projects. The species required for street trees along the roadway frontage for a specific development shall not be used elsewhere in the landscaping for that development. These street trees shall be located on private property immediately adjacent to the public right-of-way as illustrated in Figure 18J.70-23.

(3)    Public Roadways. New and reconstructed roadways developed by the County and not associated with a development project shall be designed and built according to the roadway cross-section design and plan view identified in Figure 18J.70-23 and the road construction standards of Title 17B PCC and its associated manual. This requirement shall not apply to Canyon Road or 112th Street East.

(4)    Canyon Road and 112th Street Corridor Landscaping. New plats, commercial, industrial, civic, or other non-residential development and redeveloping properties within the Corridor shall be subject to the following standards:

(a)    The following landscaping shall be installed along roadways subject to frontage improvements:

(i)    Evergreen shrubs at a rate of 1 per 5 lineal feet of lot line, interspersed throughout the landscape strip in clusters or uniform rows. Individual shrub spacing shall be no greater than 8 feet on center, with no more than 15 feet between clusters;

(ii)    Deciduous trees at a rate of 1 per 25 feet of lot line, interspersed throughout the landscape strip in clusters or uniform rows. Minimum mature height shall be 35 feet.

(iii)    Groundcover shall be provided.

(iv)    Landscape width shall be 20 feet or the width of the required setback, whichever is less.

MAP 18J.70-1 – Designated Commercial Corridors

MAP 18J.70-2 – Designated Commercial Corridors

MAP 18J.70-3 – Designated Commercial Corridors

MAP 18J.70-4 – Designated Commercial Corridors

Table 18J.70.040-1.

Street Tree Species Required – Canyon Road and 112th Street Corridors

Roadway

Street Tree Species Required

62nd Ave E

Norway Maple

Acer platanoides

104th St E

Green Ash

Fraxinus pennsylvanica

112th St E

American sweet gum

Liquidambar styraciflua

122nd St E

Honey locust

Gleditsia triacanthos

128th St E

Flowering callery pear

Pyrus calleryana

136th St E

Katsura Tree

Carcidiphyllum japonicum

144th St E

American sweet gum

Liquidambar styraciflua

152nd St E

Flowering Cherry

Prunus serulata

160th St E

European hornbean

Carpinus betulus

Bingham Ave E

American sweet gum

Liquidambar styraciflua

Canyon Rd E

"Red Sunset" Red Maple

Acer rubrum

Golden Given Rd E

Flowering callery pear

Pyrus calleryana

Portland Ave E

Green Ash

Fraxinus pennsylvanica

Vickery Ave E

Katsura Tree

Carcidiphyllum japonicum

Waller Rd E

Honey locust

Gleditsia triacanthos

Woodland Ave E

Katsura Tree

Carcidiphyllum japonicum

FIGURE 18J.70-23 – Corridor Typical Road Cross-Section

2.    Design Objective – Circulation within the Canyon Road and 112th Street Corridors. Develop a system of internal private roadways within development proposals which facilitate travel within and between commercial areas and abutting properties as a means to reduce traffic on the County roadway system and to better define the core commercial areas.

a.    Until such time as Pierce County develops a site specific circulation plan for properties within the Corridors, all non-residential development proposals shall be required to provide automobile connections to adjacent non-residential properties through the use of cross access easements, common entryways, shared internal roadways and parking lots, and similar techniques. These connections shall be arranged to provide for a series of internal circulator roads which allow movement between neighboring sites without needing to utilize adjacent arterial roadways.

b.    Internal circulator roads shall include curb, gutter, sidewalk, planting strip, and street lighting on at least one side of the circulator road. Crosswalks shall be provided where needed for pedestrian crossings. These crosswalks shall be defined by utilizing stamped concrete or a paver treatment, as illustrated in Figures 18J.70-24.

FIGURE 18J.70-24

3.    Design Objective – Street Furniture and Lighting Design. A specific unified design shall be utilized for street lighting, street furniture, and similar streetscape improvements provided within the Corridors.

a.    Standards.

(1)    Street lighting, street furniture, and similar streetscape improvements required pursuant to PCC 18J.15.080 and 18J.70.100 shall be located on private property and shall be of a specific unified design within the Corridors as follows:

(a)    Internal Street Lighting. Street lighting inside developments in the Corridors shall have a dark green powder finish, and be 16 to 24 feet in height. See required lighting style in Figure 18J.70-25.

(b)    Light Poles On-Site. On-site light poles and fixtures shall have a dark green powder finish and be 12 to 16 feet in height. See required lighting style in Figure 18J.70-25.

FIGURE 18J.70-25 – Lighting Styles

(c)    Benches. Benches shall be 6 to 8 feet in length, made of steel or aluminum and powder-coated in a dark green finish. See the required bench style in Figure 18J.70-26.

FIGURE 18J.70-26 – Bench Styles

(d)    Bollards. Bollards shall be 36 to 40 inches in height, cast iron or cast aluminum and powder coated in a dark green finish. See required bollard style in Figure 18J.70-27.

FIGURE 18J.70-27 – Bollard Styles

(e)    Trash Receptacles. Trash and litter receptacles shall be made with steel slats and powder coated in a dark green finish. See required trash/litter receptacle style in Figure 18J.70-28.

FIGURE 18J.70-28 – Trash Receptacle Styles

(f)    Bicycle Racks. Bicycle racks shall be made of continuous, round pipe or steel bar and finished in dark green. See required bicycle rack style in Figure 18J.70-29.

FIGURE 18J.70-29 – Bicycle Rack Styles

(g)    Planters. Planters shall be made of metal with a dark green, powder coated finish. See required planter style in Figure 18J.70-30.

FIGURE 18J.70-30 – Planter Styles

(2)    External Street Lighting. Street lighting shall be provided along public streets in the Corridors. Lighting shall comply with the design requirements in Title 17B and is accompanying manual.

(3)    Transit Shelters. Transit shelters shall be made of metal with a dark green, powder coated finish. Transit shelters shall be of peaked-roof design as illustrated in Figure 18J.70-16.

(Ord. 2010-70s § 15 (part), 2010; Ord. 2009-98s § 7 (part), 2010; Ord. 2007-85s § 5 (part), 2007; Ord. 2007-6 § 5 (part), 2007; Ord. 2005-94s2 § 4 (part), 2005)

18J.70.080 Building Design and Placement. Amended Ord. 2020-102s

The Building Design and Placement standards are intended to guide the placement and design of commercial, industrial, office, civic, or other non-residential development within specified zones. 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 in accordance with the "Building Valuation Data" table compiled by the International Code Council and published in the Building Safety Journal, or other national standard shall meet the standards of this Section.

A.    Rural Neighborhood Centers (RNC) and Allowed Non-Residential Uses in Rural Separator (RSep), Residential Resource (RR), and Single Family (SF)

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

a.    Height Standards.

(1)    The height limit of structures shall not exceed that of the surrounding residential zones.

b.    Building Placement and Compatibility Standards.

(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.

c.    Guidelines.

(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, through the use of window displays (not signs) and details like potted plants and awnings. (See Figure 18J.70-36)

FIGURE 18J.70-36

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

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

a.    Building Entry Standards.

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

(a)    Dormers;

(b)    Porches;

(c)    Porticos (See Figure 18J.70-37); or

(d)    Arches.

FIGURE 18J.70-37

b.    Building Roof Standards.

(1)    Buildings shall be designed with gable, gambrel, or hip roof forms. (See Figure 18J.70-38)

FIGURE 18J.70-38
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.70-39)

FIGURE 18J.70-39
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;

(4)    Knee bracing.

d.    Window Standards. (See Figures 18J.70-40, 18J.70-41, 18J.70-42)

FIGURE 18J.70-40

FIGURE 18J.70-41

FIGURE 18J.70-42

(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;

(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.70-43)

FIGURE 18J.70-43

e.    Guidelines.

(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.    Community Center (CC), Neighborhood Centers (NC) and Community Employment (CE). The purpose of this Section is to encourage better design in commercial, industrial, office, civic, and other non-residential building projects without restricting architectural creativity. These standards are geared at developments which are both auto and pedestrian oriented and creating buildings and site designs which 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 Community Center, Neighborhood Centers, and Community Employment 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. Rather, the evaluation 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.

a.    Standards.

(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)    In the Neighborhood Center zone, 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 Community Center 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)    In the Community Employment zone, a parking area may be located adjacent to an abutting street right-of-way if it is equal to or less than 70 percent of the street frontage. The remaining 30 percent shall be occupied by either the anchor building or satellite buildings.

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

b.    Guidelines.

(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 in architectural character 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.

a.    Standards.

(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

Building Size

Points Required for Every Building Face

Less than 10,000 square feet

4 points

10,000 to 40,000 square feet

5 points

Greater than 40,000 square feet

7 points

1. A building with five 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 C.2.

Points

a. Horizontal shifts for walls >80' in length (1)

Width of shift >20 percent of wall length

1

Width of shift >30 percent of wall length

2

No walls >80'

1

FIGURE 18J.70-44

b. Vertical shifts of single run of ridge, cornice, or fascia >50'

 Transition in height >4'

1

 No single runs >50'

1

FIGURE 18J.70-45

FIGURE 18J.70-46

c. Single stand of trees within 20' of building (maximum 4 points per face) (2)

 Planting bed for a single stand of trees must be a minimum of 320 square feet in area and 8' in width

1

FIGURE 18J.70-47

FIGURE 18J.70-48

FIGURE 18J.70-49

FIGURE 18J.70-50

FIGURE 18J.70-51

FIGURE 18J.70-52

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)

 (.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.70-53

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.70-54

i. Visual wall terminus or cornice required on all building sides

 Pitched roof with fascia

FIGURE 18J.70-55

1

 Parapet

FIGURE 18J.70-56

1

 Projecting Cornice

FIGURE 18J.70-57

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)    The depth of the shift shall be equal to or greater than 4'0". To assure that footprint shifts are evenly distributed across the building façade, shifted wall planes shall have a width proportion of between 1-to-1 and 3-to-1 of the width of adjacent wall planes on the same façade. Horizontal shifts, when required, shall be reflected by a shift or alteration in the roof design.

(2)    The stand may include existing or planted trees and shall be in addition to required perimeter and internal parking lot landscaping. A stand of trees shall consist of a minimum of three trees, with a minimum caliper of 2", or 12' in height. Trees may also be in separate tree wells within 20' of the building and bed.

(3)    Wall area behind water plume will count toward wall coverage percentage.

(4)    Solitary line etchings given a 1' wide band as credit.

b.    Guidelines.

(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.70-58)

FIGURE 18J.70-58

(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.

a.    Standards.

(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.

(c)    Canopy, marquee, or awning above entry.

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

(e)    Contrasting finish materials.

b.    Guidelines.

(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.

(Ord. 2005-94s2 § 4 (part), 2005)