This chapter shall be known and may be cited as the "City of Barstow Design Guidelines Ordinance."

(Ord. No. 934-2015, § 19.08.010, 7-20-2015)

The purpose of these design guidelines is to complement the development guidelines for the various types of development found in this zoning code with respect to the design features of a given project. In addition, the purpose of these guidelines is to assist the developer in understanding the city's goals and objectives for high quality residential, commercial and industrial development, as described in the general plan.

(Ord. No. 934-2015, § 19.08.020, 7-20-2015)

This chapter shall apply to all new residential, commercial and industrial projects that require permitting. Some guidelines may not apply to a particular development because of insufficient size or scale. Where questions of applicability arise, the city planning office shall determine whether a specific provision does or does not apply. Additionally, some projects, such as minor alterations of land use, signage or building facades, may, at the discretion of the city planning office, be reviewed and approved administratively for their consistency with the design guidelines. Projects that entail expansion of built uses in excess of 50 percent of the existing built area or significant alteration of building and/or site features shall require design review and approval by the planning commission.

(Ord. No. 934-2015, § 19.08.030, 7-20-2015)

(a)

Administrative review. The following types of projects shall be reviewed administratively by the city planner or designee without the need for review by the planning commission:

(1)

Residential remodels that entail expansion of less than 50 percent in the square footage of the home.

(2)

Multifamily residential projects or remodels of four or fewer units.

(3)

Minor subdivisions (four or fewer lots).

(4)

Permitted commercial or industrial uses.

(b)

Planning commission review. The following types of projects shall require review and approval by the planning commission:

(1)

All proposed land uses that require a conditional use permit.

(2)

Subdivisions of more than four lots.

(3)

Multifamily residential projects of more than four units.

(4)

Appeals of decisions made through the administrative review process.

(Ord. No. 934-2015, § 19.08.040, 7-20-2015)

(a)

Site planning. The following guidelines apply to the siting of single-family residences:

(1)

Protect natural slopes, contours, ridgelines and other elevations.

(2)

Preserve significant landscape features and patterns.

(3)

Take into account existing sites and structures and be sensitive to the preservation of established vistas and view corridors.

(4)

Lots one acre in area and larger shall utilize contour grading to blend into existing landforms, rather than severe cutting, filling, padding or terracing.

(5)

Avoid steep cuts and minimize soil import or export,

(6)

Avoid the creation of structures out of scale with their surroundings by not building up pads on artificial platforms to create or enhance views (unless warranted by flood risk factors).

(7)

For infill and previously subdivided lots, minimize grading and site preparation to reduce erosion, soil exposure and minimize impacts on natural drainage courses. Except for activities required to extend access and infrastructure, and to provide for drainage, disturbance of a site shall be limited to 30 feet surrounding the building pad.

(8)

Round and contour graded slopes to blend with the existing terrain. Native vegetation shall be retained and incorporated into the project wherever possible. Grading for building pads shall be sensitively designed to reduce disturbance and visual impacts. Split pad grading shall be utilized in place of excessive soil export/import to create a building pad.

(9)

Minimize the removal of native vegetation.

(10)

Separate and screen structures from each other to maximize privacy.

(11)

Site single-family dwellings on a lot to respond to and to respect property views, site features, existing topography, and any adjacent existing development.

(12)

Through lots or reverse frontage lots should be avoided. Tracts of single-family dwellings should not back onto local road rights-of-way and should front onto these local roads (except primary arterials).

(13)

New single-family development in existing neighborhoods shall be compatible with the adjacent residences. Roadway improvements on infill lots in existing neighborhoods shall match roadway improvements of the two adjacent lots.

(14)

Where ample room exists, circular driveway entries are preferred. Such driveways allow motorists to enter and exit the property in a forward motion. Garages may be detached and connected to the residence by a breezeway.

(15)

Angled garages are encouraged to improve the streetscape by breaking up the monotony of all garage doors being parallel to the street.

(16)

Xeriscaping should predominantly be used in all front yards, street side yards and in all parkway areas. Landscaping materials within parkway and common areas should be drought resistant, featuring native type plants and groundcover, and water efficient trees.

(17)

Zero lot line residences and attached dwelling units are allowable in planned residential and mixed commercial/residential developments. Such uses shall provide courtyards and/or patios and shall be designed to provide larger, more functional open spaces between structures.

(b)

Architectural design. The following guidelines apply to the design of single-family residences:

(1)

Architectural style. While there is no particular architectural style required for single-family residential structures, the focus shall be on the development of a high quality residential environment. In selecting an architectural style, compatibility with the desert environment should be considered. Desert-appropriate architectural styles used to blend the dwelling unit into the natural desert environment are encouraged. In-fill development and exterior remodels shall utilize compatible materials as those of the surrounding residences, and as indicated in subsection (b)(4) below.

(2)

Environmental design. Desert appropriate environmental design shall respond to the environmental conditions of the high desert by addressing sun, wind, heat and cold. Building and landscaping responses to the environmental conditions of the city's desert climate which provide shelter and relief from sun and wind, such as broad overhangs, entry treatments and arbors, are strongly encouraged. Building designs shall minimize the need for mechanical heating and cooling as required by the latest adopted Building Energy Guidelines or California Energy Code.

(3)

Architectural diversity. In order to achieve diversity and to promote a lively and varied visual setting in the city's residential neighborhoods, new housing developments shall provide a range of floor plans and elevations as enumerated below:

(4)

Building materials. Stone, brick, masonry, stucco, adobe and smooth plasters are required when such architectural treatments are used upon the main structure on site. Metal or aluminum siding, reflective materials and finishes, and unfinished concrete block should be avoided unless they are necessary as a part of an established or common architectural style upon review and approval of the planning commission on a case-by-case basis through a development permit.

(5)

Building articulation.

a.

Recessed windows and doors are encouraged to add articulation to the wall surface. Particular attention should be given to the shading of windows with southern and southwestern exposure.

b.

A variety of heights, setbacks, roof shapes, trim, and sizes shall be used to create visual complexity within a cohesive design.

c.

Broad roof overhangs are recommended to produce interest and to respond to climatic conditions, especially when used in combination with courtyards, porch enclosures, balconies and recesses.

(6)

Front privacy walls/recessed entryways (this section supersedes section 19.06.030 where applicable). Front privacy walls finished to match the residence are encouraged. Such privacy walls can be utilized to define private space and act as a border between the natural desert landscape and intense use areas. Said privacy walls should not exceed six feet in height and shall be set back from the front and street side yard (for corner lots) a minimum of ten feet. Recessed entryways and other shade and wind mitigating devices (arbors, patio covers, courtyards, porches) which shelter the user from the natural elements are also encouraged.

(7)

Additional architectural guidelines for attached and zero lot line units. In addition to the architectural design guidelines for single-family dwellings, the following design guidelines shall apply to attached single-family dwellings and zero lot line homes:

a.

Single-family attached dwellings should be architecturally articulated to project an image of customized homes. Preferred configurations include architectural treatment either as a large custom single-family unit or as individually articulated dwellings such as traditional row houses, providing relief of large building expanses with the use of architectural features and building color changes.

b.

Adjacent driveways shall be separated by a planting strip.

c.

Dwellings with driveways less than 20 feet in length shall be provided with automatic garage door openers to prevent cars parked in the driveways from obstructing pedestrian movement on sidewalks.

(8)

Roofing materials. Composition and rock (only when the roof pitch does not support composition) roofs are permitted. Metal roofing materials simulating traditional "S" shaped or flat tile roofing material simulating shake roofing material (if consistent with surrounding homes), shall be permitted. All other exposed metal material used for roofing may be reviewed and approved by the planning commission on a case-by-case basis as follows:

a.

The planning commission shall determine that the proposed roofing material is consistent and compatible with and complimentary to the architectural and aesthetic character of the home upon which the roofing shall be placed, and consistent and compatible with and complimentary to the architectural and aesthetic character of the surrounding residential homes. Upon such determination, the commission may approve said roofing material.

b.

If, however, the commission determines that the proposed roofing material is not consistent and compatible with and complimentary to the architectural and aesthetic character of the home upon which the roofing shall be placed, and consistent and compatible with and complimentary to the architectural and aesthetic character of the surrounding residential homes, the commission shall not approve said roofing material.

(9)

Accessory structures. The design of accessory structures (greater than 120 square feet) including second units, garages, guesthouses, cabanas and storage buildings shall be architecturally compatible with the primary structure through the use of compatible building materials, walls/roofs/trellises, fence/wall connections and/or landscaping. Size is limited to one-half that of the primary residence; building heights and setbacks shall be the same as the requirements for primary residences.

(10)

Mechanical equipment. Any equipment, whether on the roof, side of the structure or ground, should be screened from public view from adjacent property or from a public right-of-way. In new developments, the method of screening shall be integrated into the architectural design of the building and/or landscaping. In existing developments the method of screening shall be architecturally compatible with the structure on which it occurs in terms of materials, color, shape and size.

(11)

Vents, gutters and downspouts. Roof flashing, rain gutters, downspouts, vents and other roof protrusions shall be finished to match the roof or facade materials and/or colors which provide the background.

(12)

Walls and fences. Fencing requirements shall remain flexible, but installations shall take advantage of the natural features of the site, such as topography and vegetation whenever possible.

a.

Closed privacy fencing should be limited to the immediate area around the home or outbuildings.

b.

Vinyl or wooden fencing shall be designed to withstand high winds and harsh sunlight.

c.

Large courtyards created by extending building walls with architectural walls similar to building walls providing private outdoor open space are strongly encouraged.

d.

Property line walls and fences adjacent to streets shall be constructed of decorative materials such as vinyl or wood rail fencing, split face block or slump stone. Such fencing shall incorporate appropriate decorative enhancements such as caps or pilasters.

e.

Chain link fencing in the front yard or abutting a street side yard of a corner lot should be avoided.

(c)

Grading, drainage and stormwater runoff.

(1)

Individual parcels shall be graded in such a way as to direct runoff away from buildings and into drainage facilities.

(2)

Grading and the use of meandering berms within the streetscape shall be coordinated with development pad location and landscaping.

(3)

Peak stormwater pass-through runoff shall be reduced by at least 10 percent from existing conditions prior to development. The design storm event shall be a 100-year storm.

(4)

The planned stormwater runoff occurring after development shall be in such a manner that no increase in potential adverse impacts to downstream properties will occur.

(5)

The maximum slope within any retention/detention basins shall be 4:1.

(6)

All residential lots shall be graded to prevent cross-lot drainage.

(7)

Whenever a slope condition is proposed, the top of the slope should be placed to be within the lower lot. If this cannot be achieved, a retaining wall may be necessary.

(Ord. No. 934-2015, § 19.08.050, 7-20-2015)

(a)

Site planning. The following guidelines apply to the siting of multifamily residences:

(1)

Multifamily residential developments shall be sited to respond to and respect property views, site features, existing topography, dwelling unit privacy and any adjacent existing development.

(2)

Site grading shall recognize existing natural landforms and drainage patterns (where appropriate) by providing an appropriate transition of architectural elements to grade.

(3)

Orient buildings to create a residential streetscape while providing access and partial views from dwelling units to natural features, landscaped open space, recreational amenities or landscaped parking areas.

(4)

Neighborhood compatibility. New multifamily residential development shall relate to adjacent single-family residential districts in the following ways:

a.

By stepping down the scale, height, and density of buildings at the edges of the development when surrounding neighborhoods are of lower density or smaller scale. Step the building down at the ends or sides nearest the single-family unit to a height approximately equal to that of the adjacent single-family residence (or of typical single-family residences in the vicinity if adjacent to an undeveloped single-family zoning district).

b.

By incorporating architectural elements and materials that are similar to those used in the neighborhood.

c.

By including a front yard that is similar to a single-family residence.

d.

By locating parking areas within the project interior or at the side or back when necessary to achieve the "residential front yard" appearance.

(5)

Maximize privacy for all residents by locating general pedestrian circulation away from living room and bedroom windows.

(6)

The principal vehicular access into a multifamily development shall be through an entry drive free from parking for the first 30 feet. Colored, textured paving (i.e., interlocking pavers) treatment at entry drives is encouraged for projects up to 20 units and required for projects in excess of 20 units.

(7)

Projects in excess of ten units shall include an entry statement consisting of at least two of the following elements:

a.

Hardscape structure (trellis, decorative, low garden wall with berm, guardhouse, decorative gate);

b.

Specimen landscaping (large, distinctive vegetation) or mature trees, either flowering or native trees, or 24-inch box trees;

c.

Large boulder groupings;

d.

Water saving and easy maintenance fountains;

e.

Textured or stamped concrete or pavers;

f.

Monument signage with accompanying landscaping; or

g.

Other comparable installations.

(8)

Building groups shall be clustered to provide views into the development from the outside; to provide views from the individual units to mountains, vistas, and adjacent neighborhoods; and to achieve a pleasing streetscape and visual variety at the perimeters of the development through variation in building siting, massing, orientation and landscaping.

(9)

In multibuilding developments, pedestrian paths shall be provided to connect buildings in the development with one another, on-site amenities and adjacent streets pursuant to subsection (a)(12) of this section.

(10)

On-site parking.

a.

In general, parking areas should be visible from and convenient to the residential units that utilize them.

b.

The location of parking and drives shall minimize conflict between pedestrian and vehicular traffic.

c.

At least one landscape or shade tree shall be provided for every ten parking spaces.

d.

Provide landscaped planters in parking areas to break up expanses of pavement.

(11)

Garages/carports.

a.

Garages with parking aprons less than 20 feet in length shall have an automatic garage door opener.

b.

Incorporating carports into exterior project walls adjacent to streets shall be discouraged. Any garages integrated into the exterior project walls adjacent to streets shall be constructed to resemble residential structures including false windows, trim, offsets, and other treatment to minimize the appearance of a garage.

c.

Provide a visual buffer between the fronts of carports and residential units by use of planting screens and/or architectural features.

d.

Provide landscaping on exposed sides of carport or garage structures.

(12)

Pedestrian/bicycle paths.

a.

In multifamily developments with three or more buildings, pedestrian paths to facilitate circulation between buildings shall be provided.

b.

Paths shall be clearly defined with lighting, landscaping or contrasting paving materials.

c.

Onsite pedestrian and/or bicycle paths shall connect the development to the citywide bicycle and pedestrian circulation network where a project is adjacent to the network.

(13)

Landscaping (this section supersedes section 19.06.080 where applicable).

a.

All areas not covered by structures, drives, parking or hardscape shall be landscaped.

b.

A minimum of ten percent of the site shall be landscaped.

c.

Landscaping shall include vertical elements such as trees and tall shrubs in addition to groundcover.

d.

Although lawns and other high water use forms of landscaping are permitted in limited quantities, xeriscaping (i.e., drought-resistant landscaping) should be the primary form of landscaping employed.

(14)

Lighting. All on-site lighting shall be designed to meet the following guidelines:

a.

Lighting shall be stationary and directed away from adjacent properties and public rights-of-way.

b.

Lighting fixtures shall be of a type and shall be located such that no light or reflected glare is directed off-site.

c.

All garages, walkways, and driveways shall be lighted during the hours of darkness.

d.

Low-rise (maximum 15-foot height), pedestrian scale lighting shall be employed within common open space areas.

(15)

Utilize lighting and defensible space design principles to maximize resident and visitor security.

(16)

All other lighting shall be consistent with section 19.06.010 (Outdoor lighting).

(b)

Architectural design. The following guidelines apply to the design of multifamily residences:

(1)

Compatibility with surrounding neighborhood character, including building style, form, size, color, materials and rooflines, shall be considered.

(2)

Desert-appropriate architectural styles shall be used to blend the development into the natural desert environment to the greatest extent possible. Desert-appropriate styles will respond to desert conditions such as sun, wind, heat and cold.

(3)

Building and landscaping features that provide shelter and relief from the sun, wind and other elements of the community's desert climate are strongly encouraged. Such features may include broad overhangs, sheltered entry treatments, arbors and screen walls. Courtyard concepts offering shelter from wind and providing outdoor open space are especially encouraged.

(4)

Building designs should minimize the need for mechanical heating and cooling as required by the latest adopted Building Energy Guidelines or California Energy Code.

(5)

Architectural unity and variation. Within multifamily developments containing several buildings, a common architectural theme among the buildings must be evident so that a unified image is presented. Within the unified image, each building should contain some identifying features setting it apart from other buildings in the development so that occupants can readily identify their building. Such identifying features may include:

a.

Variations in trim color;

b.

Distinctive entries;

c.

Variations in building footprints, for example, by altering the number of units provided in each structure; and

d.

Variations in building embellishments or architectural details.

(6)

Blank end walls are not allowed. Instead, end walls shall be given some form of articulation or architectural treatment or be substantially screened by densely planted trees or fast growing creeping vines.

(7)

Long barracks-like multifamily structures shall be avoided through the use of separations, changes in roof plane, horizontal offsets, and the inclusion of elements such as balconies, varied floor elevations, awnings, porches and patios.

(8)

Any equipment or utility service areas, whether on the roof, side of the structure or ground, shall be screened from public view from adjacent property or from a public right-of-way. The method of screening shall be architecturally integrated and compatible with the structure on which it occurs in terms of materials, color, shape and size.

(9)

Solar panels.

a.

Where utilized in new multifamily developments, solar panels should be integrated into the design of the roof and the frames of solar panels should be colored to match the roof materials. Any appurtenant mechanical equipment shall be enclosed and completely screened from view.

b.

When adding solar collectors to an existing building, coordinate solar collectors with the building architecture to the maximum extent possible. Coordinate any new structures not located on the roof with the building architecture by using colors and materials similar to those used in the existing building.

(c)

Grading, drainage and stormwater runoff.

(1)

Individual parcels shall be graded in such a way as to direct runoff away from buildings and into drainage facilities. No cross-lot drainage shall be permitted.

(2)

Grading and the use of meandering berms within the streetscape shall be coordinated with development pad location and landscaping to screen parking areas.

(3)

Peak stormwater pass-through runoff shall be reduced by at least ten percent from existing conditions prior to development. The design storm event shall be a 100-year storm.

(4)

The planned stormwater runoff occurring after development shall be in such a manner that no increase in potential adverse impacts to downstream properties will occur.

(5)

The maximum slope within any retention/detention basins shall be 4:1.

(6)

Whenever a slope condition is proposed, the top of the slope should be placed to be within the lower lot. If this cannot be achieved, a retaining wall may be necessary.

(Ord. No. 934-2015, § 19.08.060, 7-20-2015)

(a)

Unifying theme. Commercial development projects in excess of five acres shall be encouraged to incorporate a unifying design theme in order to provide differentiation between different commercial areas within the city, thereby avoiding the homogenization that characterizes most modern urban development. Themes should be consistent with the historical and cultural identity of the community, serving to strengthen and build upon Barstow's distinctive character. Possible design themes for commercial development projects may include Route 66, the Old Spanish Trail, railroading, the desert environment or other attributes of the community and surrounding area that lend themselves to being featured as part of the design of a commercial area within the city.

(b)

Site planning.

(1)

Significant topographical, visual, natural or geologic features of the site, where in evidence, should be preserved and enhanced.

(2)

Building footprints shall be varied throughout a site plan.

(3)

Buildings shall, wherever practical, be placed close to the street to create a more attractive streetscape, ensure privacy of adjacent uses, and minimize the visual impact of large areas of pavement or parking from public streets.

(4)

Buildings shall be clustered to optimize on-site open space and create opportunities for plazas and pedestrian circulation.

(5)

Arrangement of structures, landscaping and hardscape shall create view corridors into projects while establishing a sense of arrival and place.

(6)

Buildings shall be sited or arranged so as not to encroach on any utility, public, or private easements.

(7)

Curb cuts shall be kept to a minimum and driveways between parcels shall be shared whenever possible.

(8)

Coordinated site design (including shared parking, driveways and circulation, sign facilities, landscaped areas and garbage collection areas) shall be encouraged on adjacent parcels with similar uses. Such coordination will typically involve (mutual access) rights-of-way over all participating properties or reciprocal easements and mutual access agreements.

(9)

Adjacent parking lots shall be connected whenever possible to minimize conflicts along streets. Reciprocal access and parking for adjacent uses shall be provided.

(10)

All trash, loading and service areas shall be screened from public rights-of-way and adjacent residential uses or districts. Loading areas shall be located to the rear of the site and service bays shall be oriented away from public rights-of-way and adjacent residential uses or districts.

(11)

Physical barriers (e.g., fences, walls, curbs) between adjacent parcels with similar uses shall be avoided unless necessary for security purposes.

(12)

Street addresses shall be conspicuously displayed along the street frontage, visible from the street and illuminated during evening hours as required under section 12.20.060 of this Code.

(c)

Grading, drainage and stormwater runoff.

(1)

Site grading and disturbance shall be minimized.

(2)

The site plan shall be designed to integrate the development into existing topography and natural vegetation as much as possible.

(3)

Individual parcels shall be graded in such a way as to direct runoff away from buildings and into drainage facilities. No cross-lot drainage shall be permitted.

(4)

Whenever a slope condition is proposed, the top of the slope shall be placed to be within the lower lot. If this cannot be achieved, a retaining wall may be necessary.

(5)

Grading and the use of meandering berms within the streetscape shall be coordinated with development pad location and landscaping to screen parking or loading areas.

(6)

Peak stormwater pass-through runoff shall be reduced by at least ten percent from existing conditions prior to development. The design storm event shall be a 100-year storm.

(7)

Where feasible, retention/detention basins shall be designed as dual use facilities.

(8)

The maximum slope within any retention/detention basins shall be 4:1.

(9)

Retention/detention basins should be extensively if not completely landscaped; conceptual landscaping plans shall be included with the discretionary permit application. Detailed landscape and irrigation plans shall be submitted to the planning department for review and approval.

(d)

Circulation.

(1)

Separate vehicular and pedestrian circulation systems shall be provided. Pedestrian linkages between uses in commercial developments shall be emphasized, including distinct pedestrian access from parking areas in large commercial developments, such as shopping centers.

(2)

Site access from major roads should be minimized. Where no alternatives exist, turning lanes shall be provided.

(3)

Corner lots with frontage on both major and secondary or local streets shall concentrate access on the secondary or local street wherever possible.

(4)

The location of curb cuts shall be reviewed and approved by the city engineer.

(5)

Access and parking reciprocity between parcels shall be accomplished whenever feasible to reduce the number of curb cuts and potential conflict points along streets.

(6)

Bricks, pavers or decorative stamped concrete should be employed to accent and highlight street entries, corners, pedestrian walkways in parking areas and plaza or focal areas.

(7)

Parking areas shall be designed so that pedestrians walk parallel to moving cars. The need for pedestrians to cross parking aisles shall be minimized.

(8)

Pedestrian walkways shall be provided on both sides of major, secondary and local commercial streets and shall connect developments to one another as well as to adjacent land uses.

(9)

On-site pedestrian walkways shall be provided for customers to walk safely from parking and street sidewalk areas to the central use area.

(10)

Pedestrian walkways shall be delineated through the use of textured paving and/or concrete pavers, landscaping, trellises and other hardscape features.

(11)

Pedestrian walkways shall connect developments through open space areas whenever possible.

(12)

Separations between bicycle and pedestrian circulation shall be provided whenever possible.

(13)

Reductions in required parking spaces (not to exceed 20 percent of total required parking) will be considered in exchange for design features such as bicycle racks, demarcated pedestrian pathways, electric vehicle charging facilities and public art.

(e)

Landscaping (this section supersedes section 19.06.080 where applicable).

(1)

Landscaping shall consist of native or drought-tolerant plants capable of surviving the desert environment and climate with a minimum of maintenance and supplemental watering. Other plants may be considered on their merits in addressing this criterion.

(2)

Landscaping, meandering earth berms, decorative walls and other buffers shall be used to define project boundaries and to reduce impacts on adjacent properties.

(3)

Individual developments shall integrate on-site landscaping with the streetscape landscaping in the project vicinity.

(4)

Landscaping shall be used to break up uninterrupted building mass, expanses of paved surfaces, frame views, and connect development on adjacent pads.

(5)

A minimum of one tree planting shall be provided for every 30 linear feet of street and access drive frontage with trees informally clustered and grouped. At least one-third of all required trees shall be a minimum 24-inch box size.

(6)

Landscaping trees shall be distributed throughout parking areas in islands and fingers between parking spaces to shade parking areas and reduce the accumulation and radiation of heat from large paved areas. A minimum of one landscaped island or finger containing a tree or trees per ten parking spaces shall be provided.

(7)

Driveways perpendicular to streets shall have triangular shaped extended landscape areas, with one side running along the driveway and one side running along the street right-of-way, each measuring 30 feet. This will create areas for enhanced landscaping and monument signs; within these areas a clear sight triangle of ten feet shall be maintained.

(8)

Accent trees and vegetation shall be used as identity plantings at major entries and intersections and shall be used to highlight key features such as entry monument signs or hardscape elements.

(9)

Project entry statements consisting of hardscape elements shall be provided with all commercial developments. The entry statement may include but shall not be limited to:

a.

Enhanced landscaping treatment.

b.

Enhanced monument signage.

c.

Boulder groupings.

d.

Decorative entryway.

e.

Exposed aggregate or stamped concrete.

f.

Berm/low decorative wall.

(10)

Commercial projects larger than five acres in size are advised to include a hardscape element that creates a focus for the development and creates a usable public open space amenity such as a plaza or arbor facility. Appropriate hardscape elements shall include but not be limited to plaza areas, arbor or patio facilities, courtyards, atriums and outdoor gathering and eating areas. Hardscape shall relate individual buildings to an overall theme of the project area.

(11)

Enhanced paving treatments shall be used for major entries into the site and intersections to highlight key areas of the streetscape. Such treatments shall be located at building entryways, plaza areas and courtyards, pedestrian approaches to buildings, and on-site crosswalks, driveways, and passenger drop off areas.

(12)

Ancillary structures and service areas such as trash enclosures or loading areas shall be screened from public streets and adjacent properties through a combination of landscaping and walls.

(13)

All outdoor mechanical and electrical equipment, whether rooftop, side of structure, or on the ground, shall be hidden from view by architectural elements designed to be an integral part of the building. Plans submitted shall include the locations and elevations of all outdoor equipment.

(14)

Unless required for a specific screening or security purpose, walls ought to be avoided within commercial areas. Walls shall be kept as low as possible while still performing their screening or security function.

(15)

Long expanses of wall surface or fence surface shall be offset and architecturally designed to avoid monotony using features such as landscaped pockets.

(16)

Retaining walls of more than 120 square feet shall be constructed of finished decorative material which is compatible with the primary material used on the main building.

(17)

All lighting used in parking lots for security purposes or safety-related uses shall be designed in such a manner that the light is directed away from streets and adjoining properties pursuant to section 19.06.010 (Outdoor lighting).

(18)

Lighting guidelines and fixtures should be of a design compatible with the architecture of on-site buildings.

(Ord. No. 934-2015, § 19.08.070, 7-20-2015)

(a)

Site planning.

(1)

Buildings shall be sited to complement existing buildings and landscape, the shape of the parcel, and natural conditions such as topography and significant vegetation.

(2)

Building footprints should be varied throughout the site, but not to the detriment of the feasibility of the proposed use. Repetitious or continuous expanses of rectangular buildings should be avoided in favor of varied and articulated footprints.

(3)

Buildings shall be sited so that main pedestrian entrances are generally oriented toward the driveway (parking circulation area). Visitor parking shall be located outside of any fenced area.

(4)

Buildings shall be sited or arranged so as not to encroach on any utility, public, or private easements.

(5)

All trash, loading and service areas shall be screened from public rights-of-way and adjacent residential uses or districts.

(6)

Street addresses shall be conspicuously displayed along the street frontage, and visible from the street and shall be consistent with section 12.20.060 of this Code.

(b)

Grading, drainage and stormwater runoff.

(1)

Individual parcels shall be graded in such a way as to direct runoff away from buildings and into drainage facilities. No cross-lot drainage shall be permitted.

(2)

Whenever a slope condition is proposed, the top of the slope shall be placed to be within the lower lot. If this cannot be achieved, a retaining wall may be necessary.

(3)

Grading and the use of meandering berms within the streetscape shall be coordinated with development pad location and landscaping to screen parking or loading areas.

(4)

Peak stormwater pass-through runoff shall be reduced by at least ten percent from existing conditions prior to development. The design storm event shall be a 100-year storm.

(5)

The planned stormwater runoff occurring after development shall be in such a manner that no increase in potential adverse impacts to downstream properties will occur.

(6)

The maximum slope within any retention/detention basins shall be 4:1.

(c)

Circulation.

(1)

Adequate visibility for vehicular and pedestrian traffic shall be provided by clear sight triangles at all intersections of public rights-of-way and private driveways.

(2)

Opposing driveways and intersections along major streets shall be spaced a minimum of 150 feet apart.

(3)

Corner lots with frontage on both major and secondary or local industrial streets shall concentrate access on the secondary or local industrial street. Access from local industrial streets is preferred.

(4)

Reciprocal ingress and egress, circulation and parking arrangements shall be required where possible and feasible to facilitate ease of vehicular movement between adjoining properties and to limit unnecessary driveways.

(d)

Landscaping (this section supersedes section 19.06.080 where applicable).

(1)

Landscaping, meandering earth berms, decorative walls and other buffers shall be used to define project boundaries and to reduce impacts on adjacent properties.

(2)

Landscaping shall be provided along the project frontage, at the periphery of the parking areas and between parking areas and the structure.

(3)

Landscaping shall be used to break up uninterrupted building mass, frame views, and connect development on adjacent pads.

(4)

Landscaping shall be provided in sufficient size and quantity to adequately screen and soften the effect of new building planes within the first year (typically a mix of 24-inch box and 15-gallon trees and five-gallon shrubs).

(5)

A minimum of one tree planting shall be provided for every 30 linear feet of street and access drive frontage with trees informally clustered and grouped.

(6)

The visual impact of parking areas shall be reduced by landscaping, hedges, meandering berms, planted islands and fingers.

(7)

Trees shall be distributed throughout parking areas in islands and fingers between parking spaces to shade parking areas and reduce the accumulation and radiation of heat from large paved areas. A minimum of one landscaped island or finger containing a shade tree or trees per ten parking spaces shall be provided. At least one-third of all required trees shall consist of a minimum 24-inch box size.

(8)

Accessory structures and service areas such as trash enclosures or loading areas shall be screened from public streets and adjacent properties through a combination of landscaping and walls.

(9)

All outdoor mechanical and electrical equipment, whether rooftop, side of structure, or on the ground, shall be screened from view from the public street by architectural elements designed to be an integral part of the building. Plans submitted shall include the locations and elevations of all outdoor equipment. Plumbing, vents and ducts shall be grouped together whenever possible to minimize roof penetration.

(10)

Walls shall be designed to blend with the architecture of the site. Both sides of all walls shall be finished.

(Ord. No. 934-2015, § 19.08.080, 7-20-2015)

Design incentives are included for new development using site design that is creative and incorporates sustainability principles, as described below and/or that involves the incorporation of innovative and creative architectural design as well as sustainable building materials and practices and energy-conservation measures for both exterior and interior spaces. Incentives are also considered for existing development that is rehabilitated, remodeled and/or retrofitted to improve and enhance aesthetics and/or energy efficiency. Incentives may also be provided for dedication of parklands or conservation easements. Available incentives may include:

(1)

Modification of site development guidelines, zoning requirements or architectural design guidelines including but are not limited to:

a.

Reductions in setback and minimum square footage requirements;

b.

Reductions in the number of required vehicular parking spaces (not to exceed 20 percent of total required spaces);

c.

Density bonuses and other incentives for projects qualifying for LEED certification;

d.

Density bonuses and other incentives for projects that provide day care, carpooling, electric vehicle charging stations or other features that promote jobs/housing balance and/or environmental sustainability;

(2)

Other regulatory incentives or concessions proposed by the developer or the city that result in identifiable reductions in energy, water use or greenhouse gas emissions.

(Ord. No. 934-2015, § 19.08.090, 7-20-2015)