HomeMy WebLinkAboutDesign Standards DUC Zone Design Standards Amended 5-24-10
Design Standards
Downtown Urban Center Zone
May 24, 2010
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Downtown Urban Center
Design Standards
ADOPTED 2/12/07
AMENDED 05/24/10
Design Standards
Downtown Urban Center Zone
May 24, 2010
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TABLE OF CONTENTS
I. Definitions/Architectural Terms
II. 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
III. Guidelines Applicable 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
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Downtown Urban Center Zone
May 24, 2010
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I. DEFINITIONS/ARCHITECTURAL TERMS
These words shall have the following meanings for the purposes of these guidelines:
a. Articulation - in art and architecture, is first of all a joint. Expanding from that definition, articulation is also
a method of styling the joints in the formal elements of architectural design. Through degrees of
articulation, each part is united with the whole work by means of a joint in such a way that the joined parts
are put together in styles ranging from exceptionally distinct jointing to the opposite of high articulation—
fluidity and continuity of joining. In highly articulated works, each part is defined precisely and stands out
clearly. The articulation of a building reveals how the parts fit into the whole by emphasizing each part
separately.
b. Belt Course - A molding or projecting course running horizontally along the face of a building.
c. Boxed Cabinet Signs - is a permanent sign that is mounted on the face of a building that is roughly
rectangular in shape and provides for internal illumination and changing the message of the sign by
replacing a single transparent or translucent material such as a Plexiglas/lexan face. This definition is
meant to distinguish between a cabinet sign that is essentially a rectangular box and one that follows the
outlines of the letters of the sign, or an “outline cabinet sign.”
d. Canopy - means a cover over a sidewalk providing protection from the rain, which is constructed of
durable, permanent materials.
e. Cornice - upper section of an entablature, a projecting shelf along the top of a wall often supported by
brackets.
f. Director - means the director of the Auburn Pplanning and Ddevelopment Ddepartment.
g. Neo-traditional – Design concept that promotes a more livable and alive lively community for residents;
more sustainable since it preserves land by encouraging more compact development and reduces air
pollution and carbon dioxide emissions by creating new opportunities to walk and bike rather than using a
car; and mixed-use with a combination of commercial and residential development.
h. Outlined Cabinet Signs - is a permanent sign that is mounted on the face of a building that roughly follows
the shape of the text of the sign and provides for internal illumination. This definition is meant to
distinguish between a cabinet sign that follows the outlines of the letters of the sign and one that is
essentially a rectangular box or a “boxed cabinet sign.” An “outlined cabinet sign” will be treated more like
an “individual letter sign” where the area of the sign is calculated based on the actual outlined shape of
the sign.
i. Parking, structured - means parking contained within an enclosed building either part of or designed to
appear like it is part of the larger building complex, or a freestanding structure devoted exclusively to
above-grade parking.
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Downtown Urban Center Zone
May 24, 2010
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j. Personal service uses – means uses such as hair salons, nail salons, custom tailoring, dry cleaning, and
similar related uses. Personal service uses can also include banks.
k. Plinth - a block used as the base of a column or other upright support.
l. 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.
m. 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.
n. Street level retail - means uses providing goods and services, including food and drink, adjacent to,
visible from, and directly accessible from the public sidewalk.
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Downtown Urban Center Zone
May 24, 2010
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GUIDELINES APPLICABLE TO SITE DESIGN
1. PARKING LOTS AND GARAGES
Intent: Reduce the visual impact of surface parking lots
and garages
A. General
1. Parking shall be located over, under, behind, or to the side of buildings.
Parking structures are strongly encouraged.
2. All parking lots shall meet the design and construction standards of
ACC 18.52 unless modified herein.
• Parking stall standards for 90 degree stalls in structured parking
facilities shall be 18 feet in length and 9 feet in width. All other
dimensions shall meet ACC 18.52.
3. Compact parking stalls shall be permitted but only 30% of the parking
provided may be dedicated to compact parking.
B. Screening and Landscaping
1. Surface parking lots consisting of ten or more stalls shall feature
landscaped planter beds at a ratio of one to every six (6) stalls. Each
planter bed shall include at least one tree, a minimum caliper of two (2)
inches at the time of planting.
2. The minimum planter size shall be 100 square feet. Planters shall be
protected by concrete curbs and shall also feature shrubs and/or
groundcover.
3. Surface parking lots located adjacent to any street (excluding alleys)
shall be screened by one or a combination of the following:
a. Low walls made of decorative concrete, masonry, or other similar
material, 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 eight (8) feet above the ground
surface, for visibility and safety.
e. Planting areas shall be a minimum of five (5) feet in width and
shall be irrigated.
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Downtown Urban Center Zone
May 24, 2010
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PARKING LOTS AND GARAGES (Cont.)
C. Pedestrian Connections
1. Pedestrian connections not less than five (5) feet wide shall be
provided through parking lots to building entrances, sidewalks
and/or transit stops.
2. Pedestrian connections should be clearly defined by at least two
of the following:
a. Six (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 three (3) feet wide and at
least on one side of the walkway;
f. Pedestrian-scale lighting to aid in wayfinding.
D. Width / Spacing of Driveways
1. Driveways should not exceed 24 feet in width at the property line.
Distance between curb cuts should not be less than 100 feet,
measured from the outer edge of the driveway aprons.
2. The sidewalk pattern and material shall continue across the
driveway.
2. SHIELDED LIGHTING
Intent: Ensure that exterior site lighting contributes to the
character of the site such as accentuating architectural features (e.g., building entrances)
and does not disturb adjacent development
A. Only City-approved standard fixtures shall be used for public 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,
evenly distributed to increase security, and coordinated with adjacent landscaping to avoid casting
long shadows.
E. Incorporate electrical service into lighting fixtures for seasonal ornamental lighting.
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Downtown Urban Center Zone
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3. SCREENING OF TRASH / SERVICE AREAS
Intent: screen trash storage, loading and service areas from public view
A. Trash and service areas shall be placed away from streets.
B. All service, loading and trash collection areas shall be screened by a
combination of masonry walls and planting, with sim ilar character to the
design of the building it serves. If landscaping cannot be accomplished
due to existing site conditions (e.g. existing parking areas) then the
Planning Director may approve artistic features on the face of the
masonry wall in place of landscaping.
C. Loading and service areas shall not face any residential areas, unless no other location is feasible.
Effort should be made to buffer impacts to residential areas.
4. PUBLIC PLAZAS
Intent: If included in the development, ensure public plazas are readily accessible for
use and offer a pleasant environment
A. Public plazas must abut and be within three (3) feet in elevation of a
public sidewalk. Ramps shall be provided consistent with ADA
standards.
B. At least ten (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.
D. Accessory site features such as, waste receptacles, street furniture
and movable planters shall be of compatible design to the main
building served by the plaza.
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Downtown Urban Center Zone
May 24, 2010
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1. ENTRANCES
Intent: ensure that entrances are easily identifiable
and accessible from streets and sidewalks
A. Main building entrances should be oriented to the
property line abutting the primary 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
architecturally prominent 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 façades 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. Kickplates 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 or hanging baskets supported by
ornamental brackets;
11. An element, as approved by the City, which meets the
intent of this section.
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Downtown Urban Center Zone
May 24, 2010
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3. BASE / MIDDLE / 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.
A. 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. Materials shall be coordinated
within the project.
B. The “middle” of the building should be distinguished by a change in
materials or color, windows, balconies, stepbacks and signage.
. UPPER LEVEL SETBACK
Intent: reduce the apparent bulk of multi-story buildings and
maintain pedestrian scale
A. Building façades abutting streets shall have an upper level setback
at a height 25-40 feet above grade, with a minimum depth of ten (10)
feet.
B. New structures that have frontage on Main Street shall be designed
to reflect the scale and rhythm of historic Main Street and retain the
Main Street pedestrian scale.
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Downtown Urban Center Zone
May 24, 2010
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5. TREATMENT OF BLANK WALLS
Intent: reduce the visual impact of blank walls by providing visual interest
A. Blank walls visible from the public street longer than 30 feet shall
incorporate two (2) or more of the following features:
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, consistent with character of the downtown.
6. USE OF NEON
Intent: encourage the use of neon as an architectural embellishment in keeping with the character
of downtown.
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.
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Downtown Urban Center Zone
May 24, 2010
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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 façade
3. Louvers
4. Expanded metal panels
5. Decorative metal grills
6. Spandrel (opaque) glass
7. An element, as approved by the City, which meets the intent of
this section.
C. Lighting fixtures within garages should be screened from view from
the street.
D. In order to provide a safer environment, parking structure illumination
should be designed to a maximum uniformity ratio (proportion of
average to minimum illumination) of 4:1.
8. ROOFTOP EQUIPMENT REQUIREMENTS AND
SCREENING
Intent: screen rooftop mechanical and communications
equipment from the ground level of nearby streets and
residential areas
A. Mechanical equipment shall be screened. Screening shall
be integrated with the architecture of the building.
B. An access easement to rooftops shall be provided to the
City, which will allow the installation of devices for wireless
coverage and maintenance of those devices. The applicant
shall also provide access to power on rooftops to be used for
City wireless facilities. The parameters of the access
easement and location of devices shall be approved by the
City. Any cabling and/or power shall be secured so the
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Downtown Urban Center Zone
May 24, 2010
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facilities are not damaged by other activity on the roof.
C. The applicant shall install an outdoor speaker system and AM receiver, to receive the City’s Main
Street radio signal, on any new commercial structure within the Downtown Urban Center zone. The
property owner and/or building owner shall be responsible for the outdoor speaker system and any
repairs or maintenance.
D. Utility equipment such as power and gas meters shall be painted to match the structure.
E. Private utility cabinets (e.g. Comcast, PSE) shall be screened with landscaping where feasible.
1. 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 part 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 overall 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 shall not project above the roof, parapet or exterior wall
unless part of an integral architectural feature. Signs mounted on a
roof are not allowed.
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Downtown Urban Center Zone
May 24, 2010
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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. Signs should convey the product or service offered
by the business in a bold, graphic form
B. 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 five (5) feet. Pole signs are prohibited.
B. The area around the base of any ground sign shall be
planted with shrubs and seasonal flowers.
C. Backlit signs are permitted if the sign meets all other
standards for signage in this document and Chapter 18.29.
D. Internally-lit signs are p permitted when located
adjacent and oriented to Auburn Way North/Auburn
Way South street frontages and only with electronic
message center signs in accordance with Auburn
City Code Chapter 18.56 Signs. If an internally lit
sign is utilized, the sign shall also conform to all
other applicable standards for changing message
center signs as described in this same chapter.
E. Boxed cabinet signs are prohibited in the Downtown
Urban Center zone.
F. Outlined cabinet signs are permitted only if the sign
meets all other standards for signage in this
document and Chapter 18.29.
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Downtown Urban Center Zone
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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 all Pedestrian Streets, surface parking lots are not permitted
between the building and the right-of-way.
3. LOCATION OF DRIVE-THROUGH LANES
Intent: preserve a safe and comfortable
pedestrian experience
B. Drive-through lanes are not allowed between the building
and the public right-of-way on Pedestrian I Streets.
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Downtown Urban Center Zone
May 24, 2010
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1. LAND USE
Intent: ensure a rich, uninterrupted mixture of
lively activities aimed at people on foot
A. Along Pedestrian I Streets, ground floor uses that
face the sidewalk shall be retail, restaurant or personal
service uses.
B. Along Pedestrian II Streets, ground floor 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 immediately
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 controlled by
gutter or other means.
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Downtown Urban Center Zone
May 24, 2010
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3. GROUND LEVEL TRANSPARENCY
Intent: strongly encourage that structures provide a visual connection with pedestrians
between activities inside and outside of buildings
A. Along Pedestrian I Streets, a minimum of 80% of any ground
floor façade (between two (2) feet and 12 feet above grade)
facing a street or public space shall be comprised of clear,
“vision” glass. Placement of office equipment or other
similar items shall not be located along the clear vision glass
façade that would completely inhibit the visibility into and out
of the building space.
B. Along Pedestrian II Streets, a minimum of 60% of any
ground floor façade (between two (2) feet and 12 feet above
grade) facing a street or public space shall be comprised of
clear, “vision” glass. Placement of office equipment or other
similar items shall not be located along the clear vision glass
façade that would completely inhibit the visibility into and out
of the building space.
C. Along Main Street, doors and windows should reflect the
historic Main Street rhythm of 25-foot wide storefronts.
D. Frosting, tinting, or other similar glass affects that inhibit the
visibility into and out of the building space is prohibited.
4. WEATHER PROTECTION
Intent: provide pedestrians with protection from the
weather
A. Canopies and awnings shall be provided along all façades
that are adjacent to Pedestrian Streets.
B. The minimum depth of any canopy or awning shall be four
(4) feet. The vertical dimension between the underside of
the canopy or awning and the sidewalk shall be at least eight
(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.
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Downtown Urban Center Zone
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D. Weather protection can be combined with the method used
to achieve visual prominence at entrances.
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. Monument signs are permitted on pedestrian streets only if
the following are met:
1. The sign is setback from the back of sidewalk;
2. Does not create a sight distance hazard;
3. Does not block pedestrian access;
4. The sign is providing pedestrian wayfinding and not
oriented to vehicles; and
5. Does not conflict with requirements to meet the
American with Disabilities Act.
C. Signs shall be evaluated with respect to size, scale, and
relationship to other signs, function, location and other
factors.
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Downtown Urban Center Zone
May 24, 2010
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Pedestrian Streets