Chapter 18J.80
GRAHAM COMMUNITY PLAN AREA DESIGN STANDARDS AND GUIDELINES Revised 12/18

Sections:

18J.80.010    Goals.

18J.80.020    Applicability. Revised 12/18

18J.80.050    Site Design. Revised 12/18

18J.80.060    Residential Design Standards and Guidelines.

18J.80.070    Commercial, Civic, Utility and Industrial Design Standards and Guidelines.

18J.80.010 Goals.

The goals of design review within the Graham Community Plan area are to:

A.    Improve the visual and functional quality of new commercial, industrial, utility, 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.    Implement the goals and policies articulated in the Graham Community Plan;

C.    Encourage well designed buildings and sites;

D.    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;

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

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

(Ord. 2006-53s § 8 (part), 2006)

18J.80.020 Applicability. Revised 12/18

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 (including architectural design), landscaping or planting, and lighting design. The following table identifies the regulated permit types and under what circumstances design review is required:

GRAHAM COMMUNITY PLAN AREA

Table 18J.80.020-1. Type of Review Required for Regulated Activities

Review Type

Regulated Activities

1. New Civic, Commercial or Industrial (1)(5)

2. Civic, Commercial or Industrial Expansion < 60% of the building value (4)

3. Civic, Commercial or Industrial Expansion > 60% of the building value (4)

4. Urban Residential (Detached Single-Family, Duplex)

5. Residential (Attached Single-Family, Multi-Family, Nursing homes, Senior housing)

6. Land Divisions and Mobile Home Parks

7. Use Permits (2)

8. Site Development Permits

1

2

3

4

5

6

7

8

18J.80.050 A.

Lighting

Yes

Yes

Yes

Yes

Yes

18J.80.050 B.

Building Orientation

18J.80.050 C.

Viewsheds

Yes

Yes

Yes

Yes

Yes

Yes

Yes

18J.80.050 D.

Utility Placement and Design

Yes

Yes

Yes

Yes

Yes

Yes

Yes

18J.80.050 E.

Mailbox Placement

Yes

Yes

Yes

18J.80.060 B.

Residential Fire Protection Standards

Yes

Yes

Yes

Yes

18J.80.070 A.

Compatibility of Non-Residential Uses in Residential Zones

Yes

Yes

Yes

Yes

18J.80.070 B.

Architectural Design Standards for Commercial, Office/Business, Civic, Utility and Industrial Uses

Yes

Yes

Yes

18J.80.070 C.

Murals

Yes

Yes

Yes

Footnotes:

(1)    Includes Commercial Building Permits.

(2)    Applies when required by the underlying use (e.g., a commercial use requiring a use permit is subject to the design review types applicable to commercial uses at the time of use permit submittal).

(3)    Building design review is not required for mobile home parks.

(4)    Commercial and industrial expansion excludes 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.

(5)    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. 2017-89s § 6 (part), 2018; Ord. 2012-2s § 8 (part), 2012; Ord. 2010-70s § 15 (part), 2010; Ord. 2009-98s § 7 (part), 2010; 2006-53s § 8 (part), 2006)

18J.80.050 Site Design. Revised 12/18

The purpose of this Section is to promote site design that minimizes modifications to topography, preserves existing native vegetation and trees and other important natural features, minimizes the creation of impervious surfaces, integrates storm drainage systems into the natural landscape, and makes appropriate provisions for multi-modal (transit, vehicular, pedestrian, bicycle, equestrian) circulation and parking within the community.

A.    Design Objective – Lighting. Provide lighting within development sites that enhance visibility and security, minimize impacts on adjacent properties and public streets, is compatible with surrounding development and community character and complements the architectural style of the associated buildings (see Figures 18J.80-10 through -13). See also PCC 18J.15.085 for Countywide Illumination standards.

1.    Standards.

a.    Ornamental pole lamps that reflect a historical character shall be used.

(1)    On-site light standards shall not exceed a height of 16 feet.

(2)    Light standards shall be of a traditional design and consistent color.

(a)    Pole lighting shall be made with a powder coated black finish.

(b)    Contemporary design light standards are prohibited.

b.    The design and placement of exterior lighting shall be integrated with the architectural design of the building.

(1)    Lighting may be used to accent a building but shall not be used to denote corporate or commercial image except on allowed signage as set forth in Title 18B PCC.

(2)    Translucent panels (excluding soft light emitted from windows) and awnings illuminated from behind are prohibited.

(3)    Colored lighting is limited to temporary holiday lighting only.

(4)    Light fixtures shall be of a design that matches the architectural style of the building.

(5)    Light fixtures shall be of a traditional design and colors. Appropriate colors and materials include cast iron, copper, bronze, patina, satin nickel, or powder coated in a black finish. Contemporary design light fixtures are prohibited.

FIGURE 18J.80-10 – On-Site Lighting

2.    Guidelines.

a.    Bollard lighting is preferred for walkway lighting (see Figure 18J.80-12).

b.    Lighting should be used to accent structures and landscape elements, provide visibility and security, and conserve energy.

c.    Lighting in parking areas and around buildings should provide an adequate amount of illumination to provide a feeling of safety.

d.    Lighting fixtures that are representative of a rural community are preferred.

FIGURE 18J.80-11 – Off-Site Street Lighting

FIGURE 18J.80-12 – Bollard Lighting in Walkway Areas

FIGURE 18J.80-13 – Bollard Lighting Detail

B.    Design Objective – Building Orientation. Orient space, streets, parking areas, buildings, and groups of buildings in such a manner so as to take full advantage of the sun for winter warmth and mitigation of summer heat.

1.    Guidelines.

a.    Place buildings to the north of outdoor spaces and keep outdoor spaces to the south, with opportunities for dappled shade from trees or trellises.

b.    Configure streets and plazas to reduce the effect of winds on any outdoor public spaces.

c.    Locate buildings at the toes of slopes and edges of meadows in a manner that allows for natural windbreaks and creates a feeling of shelter.

d.    Connect buildings in such a way to create compact community centers.

e.    Concentrate community facilities and major civic buildings around public "squares or plazas" at the intersection of community pathways or roadways.

C.    Design Objective – Viewsheds. Proposed residential development, except individual single family and two-family structures, shall be sited in a manner that protects existing view corridors and nestled into the landscape in clusters with pockets of open space that preserve rural character.

1.    Standards.

a.    Lots and roads should be oriented to preserve territorial views of significant environmental features such as Mount Rainier, the Cascade Mountain and Olympic Mountain Ranges, lakes, valleys and rivers.

(1)    Where view corridors and territorial views exist, developments shall minimize obstruction of views from nearby properties through appropriate landscape design, building placement, height and setbacks.

(2)    Orient streets in such a manner to take advantage of distant views.

b.    Building structures in rural areas shall be grounded "or nestled" into the landscape and clustered in pockets with open space (native vegetation, pastures or agricultural land) situated towards any major road to preserve the rural character (see Figure 18J.80-14).

(1)    Cluster development in a manner to maximize visually significant, unfragmented open space.

(2)    Nestle structures behind natural vegetative screens and within the folds of hills. Native and drought-tolerant vegetation should be used to meet screening requirements when applicable. Where natural vegetation and topography do not allow for "hiding" development, locate structures such that they are buffered from any major roadways.

2.    Guidelines.

a.    Residential development should be clustered and sited in locations that will minimize impacts to significant scenic vistas.

b.    Encourage large lot residential development in a style that is consistent with the rural character of the plan area such as small farms, ranches, and a homestead character.

FIGURE 18J.80-14 – Preservation of Foreground

D.    Design Objective – Utility Placement and Design. Create aesthetically pleasing urban residential developments by minimizing the visual impact of utilities and garbage pickup service.

1.    Standards.

a.    Utility boxes shall be placed in alleyways or located away from public gathering spaces and shall be screened from view with landscaping or berms.

b.    Utility boxes shall be places where public utility agencies can gain easy access.

c.    Locate trash and recycling containers so there are minimal impacts on residents within the development (see Figure 18J.80-15).

(1)    Containers shall be kept within garages or a screened enclosure.

(2)    Containers shall not be stored within front yards.

(3)    Trash and recycle container enclosures shall be located to minimize odor to habitable areas, as well as invisible to the public realm

2.    Guidelines.

a.    When possible, group utility boxes together.

b.    Consider proximity to garbage and recycling pickup service areas in the design of the structure and enclosure or screening areas.

c.    Telecommunication towers should be constructed to mimic native tree species from the Pacific Northwest (e.g., artificial cell phone trees) instead of metal frame towers. (See Figure 18J.80–16)

FIGURE 18J.80-15 – Trash/Recycling Container Screening

FIGURE 18J.80-16 – Artificial Cell Phone Trees

E.    Design Objective – Mailbox Placement. Provide safe, accessible, and weather- protected mailbox areas in urban residential development (see Figure 18J.80-17).

1.    Standards.

a.    Mailboxes within new urban residential developments shall be clustered and lockable consistent with U.S. Postal Service standards.

b.    Mailboxes clusters shall be designed in a manner that is complementary with other design elements in the development. Cluster mailboxes shall be constructed of, or faced with, materials and colors similar to the primary structures within the development.

c.    Cluster mailboxes shall have weather protection elements such as a roof structure

d.    Cluster mailbox structures shall be located in an area that will not cause traffic congestion or pose safety issues within the vehicular travel way.

2.    Guidelines.

a.    Mailbox cluster structures should be made with wood or stone details.

b.    Mailbox cluster structures should be easily accessible to each resident.

FIGURE 18J.80-17 – Mailbox Grouping

F.    Design Objective – Gated Communities.

1.    Standards.

a.    Gated communities shall be prohibited.

(Ord. 2018-68s § 6 (part), 2018; 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. 2006-53s § 8 (part), 2006)

18J.80.060 Residential Design Standards and Guidelines.

The purpose of this Section is to promote residential design that promotes a variety of high quality housing stock within the community while providing for enhancements to foster efficient emergency response services.

A.    Design Objective – Architectural Design Standards for Urban Single-Family and Two-Family Residential Development. Design urban residential neighborhoods that allow for a diverse range of architectural styles that complement the rural character of the plan area and convey a variety of housing styles creating a unified community image.

1.    Standards.

a.    Provide a varied residential street scene and eliminate the reuse of identical or substantially similar residential structures in close proximity to each other.

(1)    The street front facades of structures located within subdivisions should be varied within the same block (see Figures 18J.80-18 and -19). Structural variation shall include differences in:

(a)    Building mass (i.e., outline of the structure as determined by the height, width and depth).

(b)    Building form (i.e., the style of the home such as one story, one and a half story, two-story, tri-level, etc.).

(c)    Roof types (e.g., hip, gable, shed, or gambrel).

(d)    Exterior surface materials (e.g., brick, stone, siding, and variations in siding types) and colors.

(e)    Building articulation (i.e., variation in the primary building façade through the use of porches, tip-outs, dormers, etc.)

(f)    Architectural style (e.g., Tudor, Craftsman, Ranch, Bungalow, Farmhouse, Victorian, etc.)

(2)    Identical or similar structures shall not be repeated more frequently that every sixth house along the same side of the street or within the same block (i.e. homes on either side of a street that face each other).

b.    Homes shall be designed with architectural features typical of a rural setting, including porches and verandas, which contribute to the country feeling of the plan area and with a variety of materials appropriate to the architectural style of the structure.

(1)    Appropriate architectural styles include but are not limited to: Shingle, Craftsman, Rustic, Heavy Timber/Log, Victorian, Turn-of-the-Century, Farmhouse, Northwest Cascadian, Prairie.

(2)    Changes in materials in a vertical wall, such as from brick to wood, shall wrap the corners no less than 24 inches. The material change shall occur at an internal corner or a logical transition such as aligning with a window edge or chimney. Material transition shall not occur at an exterior corner (see Figure 18J.80-20).

(3)    Transition in material on a wall surface, such as shingle to lap siding, will be required to have a material separation, such as a trim band board (see Figure 18J.80-21).

(4)    Exterior wall material may be of wood, cement fiberboard, stucco, standard-sized brick (3-1/2 x 7-1/2 inches or 3-5/8 x 7-5/8 inches), or stone. Wood, stone or simulated stone, cement fiberboard (e.g., simulated wood shingles) or brick may be used to detail homes. Trim may be wood, cement fiberboard, stucco, or stone materials.

c.    Reduce the monotony of color and tone to create a more diverse palette and streetscape that reflects a rural character.

(1)    Provide multiple colors on buildings to reflect material changes and individuality of the residence.

(a)    Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant colors.

(b)    Although grey and beige are not excluded, the use of these colors shall not be the dominant color used on homes or other structures within the development.

(c)    Color palettes for all new structures, coded to the home elevations, shall be submitted for approval.

(2)    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)    The base color of the main building or a complementary major accent color shall be used for roof materials.

d.    Provide a variety of roof forms and profiles that add character and relief to the streetscape (see Figures 18J.80-22 and -23).

(1)    Primary roof pitches shall be a minimum of 6:12.

(2)    Roof pitches for gable forms on the public sides of the buildings shall be a minimum of 8:12.

(3)    Roof overhangs shall be a minimum of 12 inches (excluding gutter) and a maximum of 24 inches, including gutter, downspouts, and any other ornamental features.

(4)    Mansard, butterfly, dome and flat roofs are not allowed.

e.    Design main entrances that become a focal point of the home and that allow space for social interaction.

(1)    Porches or stoops are required on all homes.

(2)    Stoops and porches shall be raised above the grade except where accessibility (ADA) is a priority. An accessible route may also be taken from a front driveway.

(3)    All porches and stoops must take access from and face a street, park, common green, pocket park, pedestrian easement, or open space.

(4)    Porch and stoop sizes shall be:

(a)    Stoops.

Minimum Width: 4 feet

Minimum Depth: 4 feet

Minimum Height: 12 inches above grade

(b)    Porches (Minimum 60 square feet)

Minimum Width: 10 feet

Minimum Depth: 6 feet

Minimum Height: 12 inches above grade

f.    Use front doors that are integral to the architectural style of the home and that reflect a rural character

(1)    Front doors shall face a street or public right-of-way.

(2)    Doors shall be made of wood, fiberglass, or metal.

(3)    Front doors shall be paneled or have inset windows. Flat doors are prohibited (see Figure 18J.80-24).

(4)    Sliding glass doors are not permitted along frontage elevation or an elevation facing a pedestrian easement.

(5)    Four-inch minimum head and jamb trim is required around all doors.

g.    Use windows that are integral to the architectural style of the home.

h.    Design columns, trim work, and corner boards to add visual detail to the house.

(1)    Columns. Character columns shall be round, fluted, or strongly related to the home's architectural style. Exposed 4 x 4 and 6 x 6-inch posts are prohibited.

(2)    Corners. Use corner boards at corners where siding is used. Corner boards shall be a minimum of 2-1/2 inches in width.

(3)    Window and Door Trim.

(a)    Trim is required around all doors and windows and be used on all elevations.

(b)    Trim must be appropriate to the architectural character of the home.

(c)    Trim shall be a minimum of 3-1/2 inches wide.

i.    Minimize the visual impacts of garages through the use of alleyways, recessed garage doors (front loaded) and the emphasis of the porch and front door.

(1)    Attached garages shall be set back a minimum of 10 feet from the front building façade or 7 feet from the back of porch or stoop.

(2)    Detached garages shall maintain an eight foot separation from any dwelling.

(3)    All garages shall be located in an area to minimize the presence of the automobile.

j.    Two-family (duplex) structures shall be designed to be similar in appearance to detached single family structures and compatible with surrounding single family neighborhoods.

(1)    Duplex structures located on corner lots shall be designed so that each entry can be perceived as a single family unit from either street.

(2)    Garages and carports shall be located behind the structure or on different sides of the structure whenever possible to minimize the appearance of carports from the street.

(3)    Garages that are located on the front of a duplex shall be recessed within the same structure and subordinate to the primary entrance point and main façade.

k.    Create a sense of privacy through the following:

(1)    Locate windows so residents from one dwelling unit cannot look directly into another adjacent dwelling unit.

(2)    Orient and locate dwelling units to maximize privacy.

(3)    Use landscaping and architectural features like trellises to block views of adjacent dwelling units.

l.    Carports are prohibited.

2.    Guidelines.

a.    Entries to duplex structures should be provided on different sides of the structure, so only one entry is visible from any one street.

b.    Contemporary and modern design structures are highly discouraged.

c.    Carefully consider the placement of doors and windows into the shared space between dwelling units to maximize the sense of privacy.

d.    Parking should be located toward the rear of the residential structures.

e.    Avoid facing garage doors at the end of view corridors.

f.    Corner lots should contain significant architectural features on both street fronts including wrap-around porches, window and door trim, and building articulation (see Figure 18J.80-25).

g.    Minor architectural details should be highlighted with minor accent color that complements base and major trim color. Minor accent color is normally applied to window sash, doors, and small architectural elements.

h.    Consider the use of natural materials such as wood or stone as accents on the primary façade of the structure.

i.    Muted natural colors are preferred to help structures in prominent locations blend with the surrounding landscape.

j.    Avoid bright color, reflective roofing material.

k.    Gravel and red tile roofs are discouraged.

l.    Overhangs and eaves should be detailed and proportioned to complement the architectural style of the home.

m.    Avoid double doors at front entries.

FIGURE 18J.80-18 – Building Variation Examples

FIGURE 18J.80-19 – Building Articulation Examples

FIGURE 18J.80-20
Vertical Material Changes

FIGURE 18J.80-21
Horizontal Material Changes

FIGURE 18J.80-22
Roof Forms

FIGURE 18J.80-23
Minimum Roof Overhang

FIGURE 18J.80-24 – Main Entry Doors

FIGURE 18J.80-25 – Corner Lot Architectural Elements

FIGURE 18J.80-26 – Multi-Family, Senior Housing, Nursing Home Building Articulation

FIGURE 18J.80-27 – Multi-Family, Senior Housing, Nursing Home Roof Structure Modulation

FIGURE 18J.80-28 – Multi-Family Example

FIGURE 18J.80-29 – Planting Beds

B.    Design Objective – Residential Fire Protection Standards. Design urban residential developments to allow fire and rescue equipment and personnel adequate access to conduct operations and to protect homes in rural wildfire prone areas.

1.    Standards.

a.    Structures within urban residential developments that are located closer (at any point) than five feet to the property line or that have less than 10 feet of unobstructed separation space between structures shall be constructed with:

(1)    Fire resistive materials with a minimum of a one-hour fire rating on the exterior (including walls, eves and roofing); and

(2)    Sprinkler systems that, at a minimum, meet NFPA 13D specifications.

b.    No portion of the building, including decks, tip outs, bay windows and rooflines, shall project into the building setback when homes have been allowed a variance or Planned Unit Development exception to build closer than the 10 foot side yard setback requirement.

c.    Privacy fencing shall contain an emergency gate access into the backyard space to allow access by fire and rescue personnel.

d.    Exit access for a third floor must face a public right-of-way for emergency access.

2.    Guidelines.

a.    Any deviations from the standards shall be approved by the Pierce County Fire Prevention Bureau.

b.    In rural wildfire prone areas sites should be designed and homes constructed to inhibit the transmission of fire.

(1)    Site homes and arrange landscaping to maximize wildfire defensible space. Any trees and vegetation that could transmit fire should be limited within 30 feet of a structure. Additional distance may be required on or near slopes.

(2)    Use fire-resistive materials (Class C or better rating), not wood or shake shingles, to roof homes.

(Ord. 2012-2s § 8 (part), 2012; Ord. 2009-98s § 7 (part), 2010; Ord. 2006-53s § 8 (part), 2006)

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

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.

(Ord. 2012-2s § 8 (part), 2012; Ord. 2010-70s § 15 (part), 2010; Ord. 2009-98s § 7 (part), 2010; Ord. 2006-53s § 8 (part), 2006)