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HomeMy WebLinkAboutITEM V DOWNTOWN DEVELOPMENT STANDARDS Date: October 25, 2006 To: City Council From: Steve Pilcher, Development Services Coordinator Re: Proposed Downtown Urban Center zone district and implementing zone changes Synopsis The proposed code changes are intended to implement the vision contained within the City of Auburn Downtown Plan and to recognize the downtown's status as a designated Urban Center. The proposal will eliminate the existing C2 Central Business District Zone and replace it with a new "Downtown Urban Center" zone district. It will also result in some properties designated as "Downtown" on the Comprehensive Plan map being rezoned from their current zoning classification to the new DUC zone. The new code chapter references a companion document entitled "Downtown Urban Center Design Standards," which is proposed to be adopted separately from City Code. The Design Standards will be established by the City Council's Planning and Community Development Committee, much like the Public Works Design Standards are established and maintained by the Public Works Committee. Background In 2001, the City of Auburn adopted the Downtown Plan as an element of the Comprehensive Plan. The Plan included a variety of policies for guiding future development within the downtown area. Some of those policies were implemented by making adjustments to the existing C2 Central Business District zone and providing for relief from the imposition of traffic impact fees and stormwater system development charges. However, the overall vision of the Plan has yet to be formally implemented via widescale zoning code changes. In 2001, Auburn's downtown was also formally designated as an "urban center" by both King County and the Puget Sound Regional Council. As a designated urban center, it is expected that the downtown area will serve as focal point for higher density urban development and include a mix of residential, employment, shopping, dining and entertainment uses. Last year, the City engaged the services of Mark Hinshaw of LMN Architects of Seattle, a leader in developing regulations to foster high quality urban development in downtown settings. Mr. Hinshaw worked with a committee consisting of the Mayor, staff, Planning Commission Chair Judi Roland, two members of the Council's Planning and Community Development Committee (Councilmembers Backus and Norman), and representatives from the Auburn Downtown Association and Chamber of Commerce. The group worked over several months to develop the basic concepts of the proposed zone district. 1 The draft Code was reviewed by the Planning Commission earlier this year. Modifications were subsequently made based upon their comments and on-going discussions with the Planning and Community Development Committee. The Planning Commission subsequently conducted a public hearing on the proposal in September 2006. At this time, the Planning Commission and staff are recommending that the new zone district only be applied to areas designated as "Downtown" on the Comprehensive Plan Land Use Map. Existing residentially zoned areas within the designated "urban center" will retain their residential zoning. Major features of new Downtown Urban Center Zone The proposed DUC zone differs from other zone districts in a fundamental way: instead of an exhaustive list of permitted uses, it contains a much shorter list of prohibited uses. The concept is that just about any type of activity should be allowed to occur in the downtown area, as long as it is developed consistent with the regulations and Design Standards. Only objectionable uses (such as adult entertainment and taverns) and potentially incompatible uses such as industrial activities and new automobile-oriented uses (services stations and repair businesses), would be prohibited. Another major distinction of the new zone is that it proposes to regulate the bulk and scale of new buildings through the use of permitted Floor Area Ratios (FARs). FARs allows developers greater flexibility in terms of how they wish to maximum development on a site. Base FARs are established, depending on whether a use is residential or non- residential, or a combination of both. The proposed code also includes a list of "bonuses" which could allow the base FARs to be increased. Building bulk could thus be increased if a proposal included street level retail, a restaurant, a day care, public meeting spaces, structured parking, etc. A maximum FAR is included to prevent massive projects from overwhelming the scale of the streetscape and downtown. Staff is suggesting that the code also include a minimum FAR requirement, in order to prevent underutilization of properties. This would be consistent with the recently adopted Community Renewal Plan. Some of the proposed bonuses could also allow an increase in building height above the basic allowance of 75 ft. (which is generally 15 ft. higher than that currently allowed in the C2 zone). The new zone establishes both off-street parking minimums and maximums for surface parking lots. Minimums are generally less stringent than current code requirements, while maximums do not exist in the current C2 zone. The intent of setting a maximum is to discourage large surface level parking areas and to encourage the development of structured parking. There would be no limitation on the amount of parking provided if it is located within a parking garage, either as part of a mixed use building or as an independent structure. Staff is also recommending granting a credit to uses for adjacent on-street parking. Small scale retail and restaurant developments (less than 3000 sq. ft. in floor area) would be exempt from being required to provide any parking. 2 The new DUC zone also includes a listing of exemptions for minor construction activities at existing buildings. The intent is to not require full compliance with the Design Standards for these small projects, as they could potentially discourage minor upkeep and maintenance of existing buildings. Accompanying code amendments Since the proposal involves the repeal of the existing C2 zone is its entirety, all other references to the C2 zone throughout the Zoning Code also are proposed for elimination. This includes landscaping, sign and parking lot design standards. Standards for those site design features will now be addressed in the accompanying Design Standards document. A copy of the Design Standards is being provided for your information, but is not subject to the current action. Rezoning of properties In order to implement the new zone district, a variety of rezoning actions are also necessary: 1. All properties within the area designated as "Downtown" by the Comprehensive Plan are proposed to be rezoned from "C2" Central Business District to the new "DUC" Downtown Urban Center zone. 2. An area along C St. NW currently zoned "C3" Heavy Commercial is proposed to be rezoned to the new "DUC" zone. 3. The "RO-H" Residential Office - Hospital Zone is also proposed to be rezoned to the new "DUC" zone. 4. An area currently zoned "C1" Light Commercial between Auburn Way North and Auburn Ave. is also proposed to be rezoned to "DUC." Planning Commission recommendation The Commission held a public hearing at their September meeting and recommended approval of the new zone district and implementing zone changes to the Council. PCDC Review The Planning and Community Development Committee continues its review of the draft code. Two issues in particular are under discussion: the proposed parking standards and Floor Area Ratios (FARs). Outstanding issues Parking Standards A concern has been raised about whether the parking standards are adequate to ensure individual projects will provide enough parking to meet the demand they generate. Staff examined some other communities in the area that have taken conscious steps for encouraging downtown development/redevelopment. Staff focused on the amount of parking being required in those jurisdictions and what incentives the jurisdictions may be offering as a way to address this need. Approaches vary considerably, with some jurisdictions only requiring off-street parking for select uses, while others require parking as they would for the same type of use in any other zoning district. Both Burien and 3 Kirkland offer the potential of purchasing space in and/or financially contributing to municipally-owned parking facilities. The City currently owns approximately 266 parking stalls in the downtown, which are available for public use at 3-hour increments. This includes ADA managed stalls. One option would be to allow parking maximums to be exceeded, but only if additional parking is provided within a parking structure that features ground floor office or retail. Maintaining street level activity is an important ingredient to having a vibrant downtown and, under the draft regulations, structured parking is not included in Floor Area Ratios (FARs). Mr. Hinshaw has commented that an important ingredient of downtown is keeping it "pedestrian friendly" and that surface parking lots tend to detract from that environment. Floor Area Ratio (FAR) Questions have also been raised regarding what type of projects would be possible given the proposed FAR limitations. To explore this question, staff took a look at two projects: Project Ace (as proposed in the current building permit application) and a possible redevelopment of a downtown block with a mixed use project. For both examples, the projects would conform to the draft DUC regulations. Although the mixed use project had a substantially higher FAR (2.63 as compared to 1.91), since it is highly conceptual at this point, it is possible that figure could decrease during project refinement as space devoted to various activities is further defined. However, the code as drafted definitely favors mixed use projects that include residential uses. An exclusive commercial and/or office project would not be able to attain the same degree of FAR. To address this concern, staff is suggesting several amendments to the draft code. One would increase the basic FAR allowance for all projects. Mixed use projects would still be able to attain higher FARs and single use projects (such as an office building) would have their allowable FAR increased. In addition, staff is suggesting granting an additional 0.5 FAR to compensate for the elimination of language stating that elevator shafts, stairwells, etc. don't have to be included in FAR discussions. This change will make planning for a development more straightforward. Also, additional language is being suggested that would treat street level office uses that serve the general public the same as retail uses. This would allow for FAR bonuses for these activities. Staff intends to present a few illustrations at the meeting on Monday to facilitate discussion of this issue. 4 Sections: 18.29.010 18.29.020 18.29.030 18.29.040 18.29.050 18.29.060 18.29.070 CHAPTER 18.29 DUC - DOWNTOWN URBAN CENTER ZONE Intent Scope Process Use Limitations. Development Standards. Definitions. Design Standards. 18.29.010 Intent. The Downtown Urban Center zone is intended to create a distinct and strong identity for Downtown Auburn by establishing land use and design standards for review of development proposals within the core area of the City of Auburn's designated Urban Center, in order to implement the City of Auburn Downtown Plan and the goals, policies and objectives of the Auburn Comprehensive Plan. This zone is intended to produce a concentration and mixture of commercial, office, retail, residential and civic uses within the Downtown area; to encourage private and public investment, attract shoppers and visitors, and appeal to existing and new residents; to provide a development pattern that supports pedestrian movement, bicycles and use of public transit; and to provide opportunities to increase the City's tax base, thereby helping to fund public improvements and public services. 18.29.020 Scope. A. The Downtown Urban Center zone shall be applied to all lands designated as "Downtown" on the Auburn Comprehensive Plan map. B. Site plan and building design review and approval shall be required for all public and private development activities requiring permits within the Downtown Urban Center Zone unless exempted under Section 18.29.020(C). The Planning, Building and Community Director is given the authority to require building design and site plans consistent with the design standards contained or referenced Pg. 1 of8 herein and to require revisions as necessary in order to ensure development is consistent with the purpose of this chapter. C. The following activities, as determined by the Director, shall be exempt from the provisions of this Chapter: 1. Interior alterations that do not alter the exterior appearance of a structure or modify an existing site condition; 2. Site and exterior alterations that do not exceed 25% of the assessed valuation of the property (building or land) per the most recent county records; 3. Buildings additions that are less than ten percent (10%) of the existing floor area of the existing building(s). Any cumulative floor area increase (from the adoption date of this chapter) that totals more than 10% shall not be exempt; unless the Director determines compliance with these standards would be unfeasible and/or unreasonable. 4. Normal or routine building and site maintenance/repair that is exempt from permit requirements; 5. Any remodeling or expansion of existing single family residences with no change in use or addition of dwelling units involved. 18.29.030 Process. A. Compliance with the design standards contained or referenced herein shall occur in conjunction with any required permit process. The Director shall provide appropriate forms that shall accompany a permit application. The Director may approve, approve with conditions, or deny a building or site development permit application to ensure compliance with these standards. Any decision regarding a permit application shall be set forth in writing and contain findings of fact and conclusions that support the decision made. B. The decision of the Director shall be final unless the applicant or any affected party appeals the decision to the Hearing Examiner. All appeals shall be in accordance with Auburn City Code section 18.70.050 (B-E). 18.29.040 Definitions. These words shall have the following meanings for the purposes of this chapter: A. "Canopy" means a cover over a sidewalk providing protection from the rain, which is constructed of durable, permanent materials. Pg.20f8 B. "Director" means the director of the Auburn Department of Planning, Building and Community. C. "Green roof' means a roof designed with principles of environmental sustainability, involving the use of vegetation and storm water collection and cleaning. It mayor may not be accessible. D. "Health club" means a use that offers exercise and recreational activities for tenants and/or the general public, either with or without a fee. E. "Parking, below grade" means any portion of structure containing parking that is located below the average finished grade around a building. F. "Parking, structured" means parking contained within an enclosed building, designed to appear like it is part of the larger building complex. G. "Performing space" means any interior or exterior area designated for live performing and entertainment. H. "Public art" means any form of painting, mural, mosaic, sculpture, or other work of art, so long as it can be appraised as a work of art and its value as such documented, displayed on the exterior of a building, at or near the pedestrian entrance, or on a public plaza, and visible to users of the public right-of-way at all times. I. "Public meeting rooms" means a space that can be used by the general public and having a capacity of at least 50 people. It may operate under a reservation or nominal fee system, but must be easily accessible from a lobby or plaza. J. "Public plaza" means an open space that is visible and accessible to the public at all times, predominantly open to the sky, and for use principally by people, as opposed to merely a setting for the building. K. "Street level retail" means uses providing goods and services, including food and drink, adjacent to, visible from, and directly accessible from the public sidewalk. L. "Water feature" means a fountain, cascade, stream, fall, pond of water, or combination thereof, that serves as a focal point, located outside of a building, publicly visible and accessible, and active during daylight hours. 18.29.050 Use Limitations. Hereafter, all buildings, structures or properties may be used for any use, unless specifically prohibited herein. All uses shall be subject to review and approval by the Director. The following uses are prohibited: A. Sexually oriented businesses as defined in ACC 18.74. Pg.30f8 B. Taverns. C. All industrial uses as defined in the North American Industrial Classification System (1997 edition), categories 48-49 (transportation), 31-33 (manufacturing) and 42 (wholesale) . D. Outdoor storage of materials and equipment (except during active construction projects). E. New automobile maintenance and repair businesses. F. Work release facilities, secure community transition facilities. G. Wrecking yards. H. Solid waste transfer stations. I. Car Washes. J. New gasoline stations. K. Street-level ministorage. L. Outdoor sales of vehicles, boats or equipment. M. Drive-in/drive-through facilities with direct vehicular driveway access onto Main Street. N. Other uses may be prohibited by the Director if the use is determined to be inconsistent with the intent of this zone or is of the same general character of the other prohibited uses listed in this section. 18.29.055 Uses requiring permit. The following uses may be permitted when a conditional use permit has been issued pursuant to the provisions of Chapter 18.64: A. Expansions of existing automobile maintenance and repair businesses. B. Expansions of existing gasoline stations. C. Animal daycare businesses that feature outdoor exercise areas and/or kennels. 18.29.060 Development Standards A. Minimum lot area: none. B. Minimum lot width: none. C. Minimum lot depth: none. D. Floor Area Ratio. Floor Area Ratio is the cumulative amount of floor area within a building as a multiple of the lot area. Pg.40f8 Floor Area Ratio (FAR) 1 Basic Allowable "As of Right" Maximum Allowable with Bonuses Non- Residential4 Residential4 Non- Residential 3 Residential Combined 2 0.5 1.0 1.0 2.0 3.0 1. Floor area is measured to the inside face of exterior walls. The following shall be excluded from floor area calculation: A. Space below grade B. Space dedicated to parking C. Mechanical spaces (HVAC rooms, etc.). D. Elevator and stair shafts E. Lobbies and common spaces, including atriums F. Space used for any bonus feature 2. Allowable FAR for non-residential and residential uses may be added together within a project, for a combined total. 3. Hotels, nursing homes, assisted living centers, etc. shall be considered residential for the purpose of calculating FAR. 4. Minimum allowable FAR is 0.5. DAAWLE5: fAR 1.0 FAR 2.0 fAR 3.0 FAR.'W IAR 5.0 E. Bonus Features Allowing Increased Floor Area Ratio Pg.50f8 Feature Additional Gross Floor Area for each Feature Street Level Retail 100 sf of floor area for each linear foot of retail frontage Restaurant 100 sf of floor area for each linear foot of retail frontage Public Plaza 5 sf of floor area for each sf of plaza Widening Public Sidewalk 4 sf of floor area for each sf of sidewalk made available for public use Canopy 4 sf of floor area for each sf of canopy Day Care 4 sf of floor area for each sf of day care Health Club 2 sf of floor area for each sf of health club Performing Space 2 sf of floor area for each sf of performing space Public Meeting Room 5 sf of floor area for each sf of meeting room Public Art (Arts Commission approval 10 sf of floor area for each $100 of valuation required) Water Feature 10 sf of floor area for each $100 of valuation Structured Parking 0.5 sf of floor area for each sf of required parking above grade Below Grade Parking 1 sf of floor area for each sf of required parking below grade (including half-level plate below grade) Green Roof 2 sf of floor area for each sf of green roof Public Restrooms 10 sf of floor area for each sf of public restroom Contribution to a public park or cultural 10 sf of floor are for each $100 of facility such as a library, museum or theatre contribution towards acquisition or within 0.5 miles of the DUC zone; any development. This can be used to exceed project including a performance or both maximum FAR and maximum building entertainment venue is eligible for these height by up to 25%. bonuses, based upon the value of construction. Development of open space such as open 5 sf of floor area for each sf of open space roof decks, balconies, lanais or parts of the building and improved for outdoor living; including rooftop daycare play areas, dog walking areas, etc. Pg. 60f8 An applicant may be required to provide a legally binding agreement or easement to ensure any of the above features is maintained over the life of the project. F. Maximum Building Height. Maximum building height within the DUC zone shall be 75 feet, unless bonus height is permitted per (E) above. 1. If retail uses occupy the ground floor, the minimum height for that floor shall be 14 ft. 2. Mechanical penthouses, stair/elevator overruns, and antennae may be excluded from building height calculation provided they extend no more than 20 feet above the roof deck. 3. Maximum building height may be increased by up to 20% if the top is designed as a non-habitable, architectural element. This element may extend above the increased height limit. G. Parking Ratios The following parking standards shall apply within the DUC zone in lieu of any standard noted in ACC 18.52.020 or provision of ACC 18.52.030. Use Type Minimum Maximum Retail 2 stalls /1000 nsf 4 stalls /1 000 nsf Office 2 stalls /1000 nsf 4 stalls /1000 nsf Residential 0.5 stall per dwelling 2 per dwelling unit unit Senior Housing 0.25 stall per dwelling 1 per dwelling unit unit Restaurant 1 stall per 4 seats 2 stalls per 4 seats nsf = net square feet 1. Parking requirements for uses not listed shall be determined by a study of parking demand for that use, as prepared by a qualified professional and as accepted by the Director. Pg. 7 of8 2. Retail and restaurant uses less than 3000 in nsf in area shall be exempt from parking requirements. 3. Uses sharing a common parking facility may reduce the required number of stalls by 25%. 4. Required parking may be located off site, so long as it is: a) located within the DUC zone, b) is within 1000 feet of the property, c) is connected to the property by sidewalks or walkways, and d) is tied to the site by a contractual agreement reviewed and approved by the City Attorney that is filed with the City and Deed of Record at the County. 5. Compliance with these standards is not required for a change of use within an existing building or whenever there is an expansion of an existing building or a new building replaces an existing building that does not increase the floor area by more than 25%. 18.29.070 Design Standards. Adopted by reference are the "Downtown Auburn Design Standards," a copy of which shall be maintained by the City Clerk. This document contains standards for development of the built environment in the DUC zone. The Director shall have the authority to apply the standards to specific development proposals. These standards may be amended upon approval by the Planning and Community Development Committee of the Auburn City Council. Pg. 80f8 Downtown Urban Center Design Standards DRAFT 6/28/06 Contents GUIDELINES APPLICABLE TO ALL DEVELOPMENT Site Design Parking Lots and Garages --Screening and Landscaping --Pedestrian Connections --Width / Spacing of Driveways Shielded Lighting Screening Service Areas Public Plazas Building Design Entrances Ground Level Details Base / Middle / Top Upper Level Setbacks Treating Blank Walls Use of Neon Parking Structures Screening Rooftop Equipment Energy Efficiency Sign Design Integration with Architecture Creativity Landmark Signs Ground Signs . ADDITIONAL GUIDELINES FOR DEVELOPMENT SITES ADJACENT TO PEDESTRIAN StREETS Site Design Limitation on Driveways Location of Parking . Location of Drive-Through Lanes Building Design Land Use Mix Proximity to Sidewalk Ground Level Transparency Weather Protection . Sign Design" Pedestrian Orientation 2 GUIDELINES APPLICABLE TO ALL DEVELOPMENT GUIDELINES APPLICABLE TO SITE DESIGN 1. PARKING LOTS AND GARAGES Intent: reduce the visual impact of surface parking lots and garages A. Parking should be located under, behind, or to the side of buildings. Parking structures are strongly encouraged. B. Screening and Landscaping. 1. Surface parking lots shall be landscaped at a ratio of one tree to every six stalls. Trees shall have a minimum caliper of 2 inches at the time of planting and may be grouped. The minimum planter size shall be Planters shall be protected by concrete curbs. 2. Surface parking adjacent to any street must be screened by one or a combination of the following: a. Low walls made of concrete, masonry, or other similar material and not exceeding a maximum height of 30 inches. b. Raised planter walls planted with a minimum of 80% evergreen shrubs, not exceeding a total height of 30 inches.. . . c. Landscape plantings consisting of trees of which at least 80% are deciduous and shrubs and groundcover materials of which at least 80% .are evergreen. d. All plant material used for parking lot screening shall provide clear views between 30 inches and 8 feet above the ground surface for surveillance purposes. e. Planting areas shall be a minimum of 5 feet in width and shall be irrigated. C. Pedestrian Connections 1.'. Pedes.trian connections not less than 5. ftwideshall be provided through parking lots to building entrances, sidewalks and transit stops. 2. Pedestrian connections ~hould be clearly defined by at least two of the following: a. 6-inch vertical curb in combination with a raised walkway b. Textured paving, including across vehicular lanes, such as unit pavers, stamped and scored concrete c. Bollards. d. Trellis. e. Continuous landscape area at least 3 feet wide and at least on one side of the walkway. f. Pedestrian-scale lighting to aid in wayflnding. 3 D. Width / Spacing of Driveways 1. Driveways should not exceed 24 feet in width. Distance between curb cuts should not be less than 100 feet. 2. The sidewalk pattern and material shall continue across the driveway. 2. SHIELDED LIGHTING Intent: ensure that site lighting contributes to the character of the site and does not disturb adjacent development A. Only City-approved standard fixtures shall be used for sidewalk lighting. B. All site lighting shall be shielded from producing off-site glare, either through exterior shields or through optical design inside the fixture, so that the direction of the light is downward. C. The maximum height allowed for parking lot lighting is 24 feet. The maximum height along pedestrian walkways is 16 feet. D. Site lighting should be appropriate to create adequate visibility at night and evenly distributed to increase security. E. Incorporate electrical service into lighting fixtures for seasonal ornamental lighting. 3. SCRE:ENING OF TRASH I SERVICE AREAS Intent: screen trash storage; loading and service areas from public view A. Trash and service areas shall be placed away from the public right-of-way. B. All service, loading and trash collection ar~as shall be. screened by a.combination of masonry walls and planting, with similar character to the design of the adjacent building. C. Loading and service areas. shall not face any residential (3rea$, unless no other location is feasible.' Effort should be made to buffer impacts to. residential areas. . 4. PUBLIC PLAZAS Intent: ensure public plazas are readily accessible for use and offer a pleasant env.ironment A. Public pla'zas musfabut and bewithin three feet in elevation of a public sidewalk. Ramps shall be. provided cOn8'istent with ADA standards. B. At least 10% of the plaza area shall be planted with trees and other vegetation. C. Plazas shall include adequate lighting, allow for penetration of sunlight, and provide seating in the . form' of low walls, benches and/or tables and chairs. 4 GUIDELINES APPLICABLE TO BUILDING DESIGN 1 . ENTRANCES Intent: ensure that entrances are easily identifiable and accessible from streets and sidewalks A. Building entrances should be oriented to the street rather than to a parking lot. B. Locate primary entrances so that they are visible from the public right-of-way. The entry should be marked by architectural elements such as canopies, ornamental lighting fixtures and/or fixed seating that offer visual prominence and a sense of safety. 2. GROUND LEVEL DETAILS Intent: reinforce the character of the streetscape A. Street-oriented fayades of commercial and mixed-use buildings shall be designed to be pedestrian- friendly through the inclusion of at least four of the following elements: 1) kick plates for storefront windows 2) projecting window sills 3) pedestrian scale signs 4) canopies 5) plinths for columns 6) containers for seasonal plantings 7) ornamental tilework 8) medallions 9) belt courses 10) lighting o~ hanging basket~ supported by o~namental bra.cket~ 11) an 'element, as approved by the City, that meets the intent. . 3. BASE I MIDDLE I TOP .. Intent: primarily emphasize. the street level, but also create a visually interesting skyline A. Buildings above 30 feet in height should distinguish a "base" at ground level using articulation and materials such as stone, masonary, or decorative concrete. B. The "top" of the building should emphasize a distinct profile or outline with elements such as a projecting. parapet, cornice, upper level setback or pitched roofline. C. The "middle" of the building should be distinguished by a change in materials .or color, windows, balconies, stepbacks and signage. 5 4. UPPER LEVEL SETBACK Intent: reduce the apparent bulk of multi-story buildings and maintain pedestrian scale A. Building fagades abutting streets shall have an upper level setback at a height 25-40 feet above grade, with a minimum depth of 10 feet. 5. TREATMENT OF BLANK WALLS Intent: reduce the visual impact of blank walls by providing visual interest A. Blank walls longer than 30 feet shall incorporate two or more of the following: 1) vegetation, such as trees, shrubs, ground cover and/or vines adjacent to the wall surface; 2) artwork, such as bas-relief sculpture, murals, or trellis structures 3) seating area with special paving, lighting fixtures and seasonal plantings; and/or 4) architectural detailing, reveals, contrasting materials or other special interest. 6. USE OF NEON Intent: encourage the use of neon as an architectural embellishment A. Neon may be allowed to emphasize unique building features. B. Neon may be used as artwork or as graphic symbols that portray the nature of the business, provided that no written words shall be allowed. 7. PARKING STRUCTURES Intent: reduce the visual impact of structured parking located above grade A. At ground level, free-standing parking structures shall comply with guidelines addressed under 'Ground Level Details.' B. Upper levels of structured parking should be screened or treated architecturally by two or more of the following: 1) roughly square openings rather than horizontal 2) planting designed to grow on the fagade 3) louvers 4) expanded metal panels . 5) decorative metal grills 6) spandrel (opaque) glass 7) an element," as approved by the City, that meets the intent. C. Lighting fixtures within garages should be screened from view from the street. D. In order to provide a safer environment, parking structure illumination sflould be designed to a. maximum uniformityratio (proportion of average t.o minimum illumination) of 4:1. Source: Illuminating Engineering Society of North America (/ESNA) 6 8. SCREENING ROOFTOP EQUIPMENT Intent: screen rooftop mechanical and communications equipment from the ground level of nearby streets and residential areas A. Mechanical equipment shall be screened by an extended parapet wall or other roof forms that are integrated with the architecture of the building. B. Painting of equipment and erecting fences are not acceptable methods of screening. 9. ENERGY EFFICIENCY Intent: encourage the development of efficient buildings that promote a healthy environment A. New development, renovations and expansions are encouraged to consider products and "best practices" for energy design. Various sources and guides can be found at www.energystar.gov. GUIDELINES APPLICABLE TO SIGN DESIGN f LANDMARK SIGNS Intent: preserve the unique character of the downtown. A. Retain existing historic signs (as determined by the City) that feature the character of the area, wherever possible. 2. INTEGRATION WITH ARCHITECTURE Intent: ensure that signage is a pari of the overall design of a project and not additive or an afterthought . A. The design plans for buildings and sites shall identify locations and sizes for future signs. As tenants install signs, such signs shall be in conformance with an ov~rall sign program that allows for advertising which fits with the architectural character,proportions,and details of the development. The sign program shall indicate location, size, and general design. B: New signs should not project above the roof, parapet or exterior wall. . 3. CREATIVITY . . Intent: encourage interesting, creative and unique approaches to the design of signage A. Signs should be highly graphiC in form, expressive and individualized. B: Signs should convey the product or service offered by the busin'ess in a bold, graphic"form. 7 C. If a projecting sign is designed by a graphic design professional and includes a non-verbal, three- dimensional symbol that succinctly conveys the nature of the business and constitutes a dominant proportion of the overall design, the sign may be allowed to exceed the maximum area otherwise allowed by 50%. 4. GROUND SIGNS Intent: ensure that signs are not principally oriented to automobile traffic A. All freestanding signs shall be ground (monument) signs no higher than 5 ft. B. The base of any ground sign shall be planted with shrubs and seasonal flowers. C. Internally-lit signs are prohibited. ADDITIONAL GUIDELINES FOR DEVELOPMENT SITES ADJACENT TO PEDESTRIAN STREETS GUIDELINES APPLICABLE TO SITE DESIGf:J 1. LIMITATIONS ON DRIVEWAYS Intent: maintain a continuous sidewalk by minimizing driveway access A. Curb cuts are prohibited on Main Street and also on other Pedestrian I Streets, unless access from no other street is available. 2. LOCATION OF PARKING Intent: reduce the visual impact .of parking and enhance. the pedestrian- experience A. Parking shall be located under or behind buildings or within structures. B. On Pedestrian Streets, surface parking is not permitted between the building and the right-of-way. 3. LOCATION. OF DRIVE-THROUGH LANES !n.tent: preserve a safe and comfortable pedestrian experience A. Drrve-through lanes are not allowed between the building and the public right-of-way on Pedestrian Streets. 8 GUIDELINES APPLICABLE TO BUILDING DESIGN 1. LAND USE Intent: ensure a rich, uninterrupted mixture of lively activities aimed at people on foot A. Along Pedestrian I Streets, uses that face the sidewalk shall be retail, restaurant or personal service uses. B. Along Pedestrian II Streets, office and residential uses are also acceptable when facing the sidewalk. 2. PROXIMITY TO SIDEWALK Intent: reinforce an active pedestrian experience along Pedestrian Streets A. Buildings along Pedestrian Streets shall be set at the back of the sidewalk, with the exception of providing open space for public use such as plazas, courtyards and seating areas. B. Water run-off from canopies/awnings should be contro'lIed by gutter or other means. 3. GROUND LEVEL TRANSPARENCY Intent: provide a visual connection between activities inside and outside of buildings A. Along Pedestrian I Streets, a minimum of 80% of any ground floor fa9ade '(between 2 feet and 12 feet above grade) facing a street or public space shall be comprised of clear, "vision" glass. , .' B. Along Pedestrian II Streets, a minimum of 60% of any ground floor fa9ade (between 2 feet and 12 feet above grade) facing a street or public space shall be comprised of clear, "vision" glass. C. , DOQrs and windows should reflect the historic Main Street rhythm of 25-foot wide storefronts. 4. WEATHER PROTECTION Intent: provide pedestrians with protection from the weather . . A. Canopies and awnings shall be provided along all fa9ades that are adjacent to Pedestrian I Streets. , Canopies and awnings' areencourag'ed along fagades on Pedestrian' II Streets. - B. The minimum depth of any canopy or awning shall be 6 feet. The vertical dimension between the underside of the canopy or awning and the sidewalk shall be at least 8 feet and no more than 12 feet. C. Canopies and awnings shall be of shed or marquee style, except that bowed awnings may be used , over 'arched windows. "Bubble" awnings and backlit awnings with translucent materials are not permitted. . 9 D. Weather protection can be combined with the method used to achieve visual prominence at entrances. GUIDELINES APPLICABLE TO SIGN DESIGN 1. PEDESTRIAN ORIENTATION Intent: provide signs that activate and strengthen the pedestrian realm A. Signs shall be primarily oriented to pedestrians, rather than people in vehicles. The following are types of signs are encouraged along Pedestrian Streets: 1) blade signs (projecting over sidewalk) 2) window signs (painted on glass or hung behind glass) 3) logo signs (symbols, shapes) 4) wall signs over entrance. B. Pole signs and monument or ground signs are not permitted on Pedestrian Streets. C. Signs shall be evaluated with respect to size, scale, relationship to other signs, function, location and other factors. 10