Nonresidential development standards include the design of frontages, the relation of buildings and sites to the streetscape; design of buildings, the relation of buildings to the lot and surrounding spaces and buildings; and open space, the design of other unbuilt portions of the lot.

A.

[Intent.] The intent of the nonresidential development and design standards is to:

1.

Improve the appearance and vibrancy of mixed-use, commercial, and employment centers with good civic design.

2.

Strengthen the accessibility of places by coordinating site access and internal circulation systems with multi-modal street networks.

3.

Reinforce the distinct character of different corridors, centers, and districts with building and landscape design appropriate to the context.

4.

Enable a range of compatible buildings and sites that meet the intent of each zoning district.

5.

Stimulate lasting and sustained investment in corridors, centers, and districts with quality design.

B.

Applicability.

1.

The standards in this Chapter apply to all new or substantially-improved nonresidential and multi-use development, including sites or structures; except where stated that Sections only apply to specific districts or specific situations.

2.

Modification or additions to existing structures or sites to the extent of the modification or addition, except that the Director may waive any design standards applied to modifications or additions that:

a.

Conflict with the consistent design of an existing building;

b.

Conflict with a desired and prevailing character on the block or immediate vicinity of the project; or

c.

To otherwise facilitate infill development or adaptive reuse of an existing building.

3.

The standards shall not apply to ordinary maintenance of existing buildings or sites, except that maintenance shall not occur in a manner that brings the building or site to a greater degree of nonconformance with these standards.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Nonresidential lot standards. The dimensional standards for nonresidential lots are set forth in Table 18-6-1 and in this Section.

1.

Residential uses in the R-C district shall be developed according to development and design standards in Chapter 18.05, Residential Development and Design.

(Ord. 804-23, § 2(Exh. A), 2023)

A.

Frontages, generally. The design of lot frontages establishes the relationship of buildings and lots to the streetscape. Frontage design includes building placement, lot access, garage extent and location, and entry features.

1.

Where multiple frontage types are permitted, the applied frontages should be similar for all lots on the same block face or gradually transition to different building placement and frontage types on adjacent lots.

2.

The front building line of adjacent buildings shall not differ by more than five (5) feet.

B.

Nonresidential frontage types. There are for four distinct contexts for nonresidential and multiuse frontages:

1.

Frontage A. Urban-scale downtown centers.

2.

Frontage B. Pedestrian-oriented neighborhood centers.

3.

Frontage C. Car-oriented retail centers and indoor industrial facilities.

4.

Frontage D. Highway and rail-dependent industrial centers.

C.

Frontage applicability. Table 18-6-2 indicates preferred frontage types for each nonresidential zone district. The frontage of first preference shall be applied unless site constraints, such as utility location or lot size, prevent application. In this case, the frontage of second preference shall be applied. New subdivisions shall be designed for preferred frontages unless a design review has approved a second or third preference frontage.

D.

Frontage design. Frontage design determines the relationship between private development and the streetscape and affects the character of different streets, blocks, and districts. Table 18-6-3 and the following subsections provide design strategies and techniques to meet the intent and standards for nonresidential lot development.

E.

Front building line. All buildings shall establish a front building line within the build-to range specified in Table 18-6-3 based on the appropriate frontage type for the specific street and block. Building frontages are required to cover the minimum distance specified along the front building line parallel to the front lot line with either of the following:

1.

Front building façades meeting the design standards in Table 18-6-3; or

2.

Open spaces for public gathering that meets the requirements of subsection D. provided:

a.

It is limited to no more than fifty (50) linear feet or fifty percent (50%) of the lot frontage, whichever is greater;

b.

There is a defined edge and features at the extension of the required front building line, such as decorative walls, fences, or landscape features; and

c.

All building façades fronting the open space shall meet the building design standards otherwise applicable to the building frontage.

F.

Access and parking limits. Driveway and parking limits in Table 18-6-3, are applied through the following standards:

1.

Access width limits apply to the first twenty-five (25) feet of the lot depth.

2.

Access spacing specifies the minimum distance between edges of driveways or internal access streets. However, the Engineering Standards & Specifications may specify different access standards on any particular lot, street, or block.

3.

In cases where these standards limit access to a lot, options that coordinate access to lots on the same block shall be used, including private streetscapes, alleys, common access lanes, or shared drives.

4.

All parking or other areas dedicated to vehicle circulation shall be setback as specified in Table 18-6-3, and be limited only to the extent specified along the frontage and front building line.

G.

Landscape. The remainder of the frontage between the street and front building line shall be designed according to the open space, landscape, or streetscape standards of Chapter 18.08, Landscape Design., and shall create an amenity for the site and building and be arranged to create usable outdoor spaces. The following may count toward required lot open space:

1.

Private frontage landscape areas.

2.

Open space meeting the requirements for public or common open space in Section 18.04.060.

3.

Common rooftop decks provided they are at least two hundred (200) square feet, and at least twelve (12) feet in all directions. This space shall be eligible for credit up to twenty-five percent (25%) of the open space requirement for the lot.

4.

Private balconies or patios, provided they are at least one hundred (100) square feet, and at least eight (8) feet in all directions. This space shall be eligible for credit up to twenty-five percent (25%) of the open space requirement for the lot.

(Ord. 804-23, § 2(Exh. A), 2023)

Frontage design determines the relationship between private development and the streetscape and affects the character of different streets, blocks, and districts. Table 18-6-4 and the following subsections provide design strategies and techniques to meet the design objectives and standards for nonresidential building design.

A.

Massing and modulation. Wall planes that exceed the linear feet or square footage limits in Table 18-6-4 shall be interrupted by one (1) or a combination of the following techniques:

1.

Emphasize bays and vertical breaks at regular intervals with visible features such as columns, pillars, pilasters, or other details and accents coordinated with structural components of the building. These features should be between six (6) and forty-eight (48) inches wide, and project between four (4) and twenty-four (24) inches off the façade.

2.

Define horizontal building elements such as entrances or storefronts, or differentiate stories with features such as awnings, cantilevers, lintels, canopies, balconies, or similar horizontal details. These features should project between two (2) feet and six (6) feet from the wall, and create a continuous horizontal feature or rhythm of repeating horizontal features on an elevation.

3.

Break the volume of the building into distinct components with:

a.

Step-backs of upper stories of at least ten (10) feet;

b.

Recesses of the building footprint greater than four (4) feet; and

c.

Deviations that encompass at least twenty percent (20%) wall planes of the entire elevation.

4.

Differentiate horizontal façade components into a distinct base, body, and top with materials and architectural details.

a.

For buildings less than three (3) stories, this can be a distinct foundation, a main façade, and an embellished roof structure, such as eaves and fascia for pitched roofs, or cornices and parapets for flat roofs.

b.

For buildings three (3) stories or more, the first floor should be clearly differentiated from upper stories to establish the base, the remainder of the stories include the body, and an embellished roof structure or distinct top story establishes the top.

c.

Any belt course or trim band establishing the break in base, body, and top should use a material or pattern distinct from the primary material, be six (6) to thirty-six (36) inches wide, and off-set from the wall plane four (4) to twenty-four (24) inches; or be a lessor trim associated with a material change.

5.

Use patterns of windows and doors to create a rhythm and balance of vertical and horizontal elements on the elevation.

6.

Use ornamental architectural details, and material and color changes associated with trim or massing elements on any other area that lacks differentiating features.

B.

Entry features. Primary public entrances shall be located on all front façades at intervals specified in Table 18-6-4, and be clearly defined with at least two (2) of the following elements:

1.

A single-story architectural emphasis such as raised parapets, gables, canopies, porticos, overhangs, pediments, arches, or recessions within the wall plane of at least three (3) feet.

2.

Transom or sidelight windows that frame and emphasize the entry.

3.

Architectural details such as tile work and moldings, columns, pilasters, or other similar material changes.

4.

Integral planters, seating, or wing walls associated with an entry court or plaza that integrates landscape and hardscape designs.

5.

For corner buildings, any entrance feature located on the street corner may count to both sides, and may be considered if located within twenty-five (25) feet from each corner for the purpose of the required primary entry feature intervals.

C.

Transparency. The transparency requirements of Table 18-6-4 shall be met with the following:

1.

Where expressed as a first story requirement, the percentage shall be measured between two (2) feet and eight (8) feet above the sidewalk grade, or within ten (10) feet above the first-floor elevation if the building is set back more than ten (10) feet from the street.

2.

Where expressed as an upper story requirement, the percentage shall be measured between the floor level and ceiling of each story.

3.

For Frontage A, all required first story windows shall provide direct views to the building's interior or to a lit display area extending a minimum of three (3) feet behind the window.

4.

For buildings setback more than twenty-five (25) feet from the street, clerestory windows may meet the window requirements.

5.

Locate windows with one (1) or more of the following techniques:

a.

Coordinate the façade composition considering the entire façade as a whole, and to break up large expanses into different components with the grouping of windows and doors.

b.

Use projecting trim and ornamentation around windows to create depth, texture, and shadows on the façade.

c.

Emphasize openings or combine groups of openings in association with ornamental details and architectural projections or recessions.

D.

Materials. Buildings shall use materials specified and as allocated in Table 18-6-5, Nonresidential Building Materials. Application of materials shall result in textures and patterns that create visual interest and signify quality construction and detailing through the following techniques:

1.

The predominant surfaces on building walls should be one of the primary materials listed in Table 18-6-5.

2.

No more than four (4) materials should be used, including the use of secondary and accent materials.

3.

Material changes should emphasize different elements of the building.

a.

Where material changes are vertical (i.e., different materials stacked one above another), the transition between materials should include a belt course, trim band, sill, cap, frame, roof (if at ceiling height), or similar element to separate the two materials. Heavier and larger materials should be below lighter or smaller materials.

b.

Where material changes are horizontal (i.e., different materials side-by-side) the transition between materials should occur at interior corners or at the trim line, architectural column or pilaster where the change is emphasizing different structural or massing components for a building.

(Ord. 804-23, § 2(Exh. A), 2023)

Alternatives to the nonresidential standards in this Chapter may be permitted by the design review process in Section 18.03.140. The alternative shall equally or better meet the intent of this Chapter, be within the established ranges, and be justified by any of the following criteria applicable to the request:

A.

The context presents a clear pattern of existing buildings and lots on the same block and opposite block face that are different from the requirements and are desirable to maintain.

1.

Frontages should be similar for all lots on the same block face or gradually transition to different frontage types in situations that enable multiple types.

2.

Front building lines on adjacent lots should generally not differ by more than ten (10) feet, unless substantial space exists between the buildings.

3.

Blocks with pedestrian amenities and on-street parking are generally appropriate for the frontage types A and B standards.

4.

Blocks with higher traffic speeds or volumes, that lack pedestrian amenities, or lack on-street parking are generally appropriate for frontage types C and D standards.

B.

Parking and access that serves a greater area beyond the site and block may deviate from these standards, provided it does not negatively impact development on adjacent lots and it is designed to minimize impacts on streetscapes.

C.

Civic uses or landmark buildings may deviate from frontage designs provided they are in a location that serves as a focal point for the surrounding area, and the exception is used for improved social space or aesthetic features on the frontage.

D.

The applicable standard is not consistent with the specific architectural style selected for the building based on reputable industry resources documenting the style.

E.

The applicable standard would make the building less compatible with designs or characteristics of other buildings or sites adjacent to the project or that are prevalent throughout the area, and that are desirable to reinforce.

F.

Deviations from material standards and any simulated products demonstrate a proven performance in terms of maintenance and quality appearance. Manufacturer specifications and/or precedents for application may be required to demonstrate that it will perform equally or better than the allowed material.

G.

Recreation and social spaces are otherwise adequately met and appropriate for context through spaces such as streetscapes, parks and open space, recreation centers, or other common and accessible amenities.

(Ord. 804-23, § 2(Exh. A), 2023)