Hawthorne City Zoning Code
CHAPTER 17
99 DESIGN REVIEW
§ 17.99.010 Purpose.
This chapter hereby establishes the design review procedure to:
A.
Recognize the interdependency of land values and aesthetics and to provide a method by which the city may regulate this interdependence for the benefit of the general welfare;
B.
Encourage an orderly and attractive, and harmonious appearance of structures and property within the city along with associated facilities, such as signs, landscaping, parking areas, and streets;
C.
Assist private and public developments in evaluating and implementing public concerns for the aesthetics of development;
D.
Reasonably insure that new development does not have an adverse aesthetic, health, safety, or architecturally related negative impact on existing adjoining properties, or the city in general;
E.
Additionally, this chapter is intended to promote timely development application reviews including appropriate levels of citizen participation through public noticing prior to development, and to provide uniform, fair, and well defined procedures.
(Ord. 2119 § 4, 2016)
§ 17.99.020 Design review required.
A.
Approval of design review shall be obtained by the planning commission prior to any and all development for which design review is required by this chapter. In addition, design review approval may be required by the decision-making authority as a condition of any permit or variance or other approval granted pursuant to the ordinance codified in this section. All applications for design review approval shall be processed in accordance with this chapter.
B.
Applicability. Design review shall be required for:
1.
The exterior structural or architectural features, including color and materials, site design, placement of structures, and internal pedestrian and vehicular circulation of all projects involving new construction of buildings or other structures for which a building permit, zoning permit, or discretionary planning approval is required in all commercial and industrial zones, and for all multifamily residential and mixed use developments in any zone;
2.
Fences, walls, or landscaping related to a use type that requires design review; and
(Ord. 2119 § 4, 2016; Ord. 2199 § 3, 2020)
§ 17.99.030 Exceptions.
The following are not subject to design review:
A.
All painting, siding, roofing, and other maintenance and replacement items with like or compatible materials or colors;
B.
Decks of no higher than four feet from grade at any point (excluding railings). Replacement of existing decks where the structure is similar in size, design, and appearance to the deck replaced;
C.
Single-family residences and residential additions, including accessory dwelling units and related struc-
D.
Accessory structures of less than two hundred fifty square feet total floor area and less than nine feet in height from the existing grade;
E.
Commercial additions or improvements of less than one thousand square feet to building or site surfaces, not abutting residentially zoned property. Replacement or reconstruction of existing equipment and appurtenant facilities where the new equipment and facilities are similar in size, design, and appearance to the equipment or facility replaced;
F.
Replacement or reconstruction of existing equipment and appurtenant facilities where the new equipment and facilities are similar in size, design, and appearance to the equipment or facility replaced;
G.
Temporary structures of less than five hundred square feet total floor area on commercial or industrially zoned property, not abutting residentially zoned property, design review shall not be required unless determined necessary by the planning director in accordance with adopted design review guidelines;
H.
The interior designs or layouts of buildings;
I.
Temporary uses and construction related to an emergency or determined by the director of building and safety to be necessary for the preservation of public safety or to prevent the loss of a habitable structure during or after a natural disaster;
J.
Approved outdoor commercial activities, such as outdoor dining areas, in commercial or industrial zones;
K.
Any project for which all zoning entitlements were obtained prior to adoption of the ordinance codified in this chapter.
(Ord. 2119 § 4, 2016; Ord. 2185 § 11, 2019; Ord. 2199 § 4, 2020)
§ 17.99.040 Application.
All of the following materials shall be required to be submitted to the planning department as part of any design review application and shall be of an appropriate scale to indicate all pertinent information. No application for design review will be processed until such time as it is deemed complete by the planning department.
A.
An application form for design review. The application shall be signed by the petitioner and the property owner or authorized agent of the property owner.
B.
Site plan indicating location and configuration of all buildings and proposed uses, parking spaces and circulation, fencing, street improvements, fire hydrants, refuse and waste areas, proposed grading and drainage, and other significant site features. In addition, the site plan shall show the locations of all structures on abutting properties within twenty-five feet of the subject property lines. The site plan shall also include computations on the number and types of parking spaces provided, amounts of usable open space or interior yard area, and lot area coverage, and identify the square footage and location of all easements on the project site.
C.
Project summary including a complete description of all activities proposed for the site, the assessor's parcel number(s), general plan designation, zoning district, land area, building area, floor area ratio, building coverage, open space calculations, parking calculations.
D.
Landscaping plan indicating the location of all existing and proposed landscape plant materials including a plant list showing quantities, sizes, common and botanical names; design details for such items as walls, fences, lighting, paving, arbors, benches, and other site features; and preliminary irrigation plans including basic location, types, sizes, and quantities of fixtures. The removal and/or replacement of existing vegetation shall be clearly shown either on the submitted landscape plan or on a separate tree removal map.
E.
Building floor plan.
F.
Building elevations of sufficient clarity to indicate the nature of the exterior appearance of the proposal and its relationship to its surroundings.
G.
Typical building cross sections indicating the general nature of the method of construction along with screening of any roof-top mechanical equipment.
H.
Color and material samples securely fastened to an exhibit board showing samples of all proposed materials and colors of the exterior elevations.
I.
Depending on the complexity of the application, additional materials such as presentation illustrations or photometric analysis may be required by the planning department. Smaller scale projects may have certain submittal requirements waived at the discretion of the planning director.
J.
The fee for design review shall be set by resolution of the city council.
(Ord. 2119 § 4, 2016)
§ 17.99.050 Notice and hearing.
A.
Plans and documents submitted as a part of a design review application are considered public information and are available for review at the planning department by any member of the public upon their request during normal operating hours.
B.
Public notice for planning commission hearings shall be posted in City Hall and mailed to the applicant, the property owner(s) of the subject property, and owners of real property within one hundred feet from the property boundary for residential projects and three hundred feet from the property boundary for commercial and industrial projects, as shown on the latest equalized assessment roll at least ten calendar days prior to the public hearing.
C.
The planning commission shall conduct a public hearing to decide upon the application within thirty days of the date an application is deemed complete or within the timeframes established under the California Environmental Quality Act if a negative declaration or environmental impact report is prepared.
(Ord. 2119 § 4, 2016; Ord. 2199 § 5, 2020)
§ 17.99.060 Findings.
Prior to granting an approval of an application for design review, the planning commission must make all the following findings:
A.
The location, size, design, and characteristics of the proposed project will be compatible with and will not be detrimental to the public health, safety, or welfare of persons residing in or working in or adjacent to the proposed project.
B.
The proposed design is suitable for its purpose, is harmonious with and relates properly to, the surrounding neighborhood, contiguous parcels, and the site itself.
C.
The overall design will be of a quality that will preserve the integrity of, and upgrade, the existing neighborhood.
D.
The design of the proposed project is in accordance with the general plan and all applicable provisions of the zoning ordinance.
(Ord. 2119 § 4, 2016; Ord. 2199 § 6, 2020)
§ 17.99.070 Conditions of approval.
The planning commission, in approving an application for design review, may impose such conditions that it deems necessary or desirable to insure that the project authorized by such design review will be established, operated, and maintained in accordance with the findings required by this chapter and all other requirements of this zoning ordinance, and other provisions of law. The planning commission may further require reasonable guarantees and evidence that such conditions are being, or will be, complied with. Such conditions imposed by the planning commission may involve any factors affecting the colors, materials, design, landscaping, signs, or other architectural features of a project.
(Ord. 2119 § 4, 2016; Ord. 2199 § 7, 2020)
§ 17.99.080 Decision and appeal.
A.
The planning commission shall render its decision on an application within thirty calendar days after the close of the public hearing.
B.
The decision of the planning commission shall become final ten calendar days after the decision is rendered unless appealed to the city council.
C.
Appeals of planning commission decisions may be made by the applicant, or by any interested person or organization.
D.
The planning commission may, upon its own initiative, deny a design review application without prejudice.
(Ord. 2119 § 4, 2016; Ord. 2199 § 8, 2020)
§ 17.99.090 Miscellaneous.
A.
The approval of a design review application shall lapse two years after its date of approval, or at an alternate time specified as a condition of approval, unless:
B.
A design review approval is not affected by a change of ownership and shall run with the land.
C.
A design review approval that is exercised in violation of a condition of approval or a provision of this chapter, may be revoked or modified as set forth in this chapter.
D.
A request for minor changes in the exterior design of projects approved by the planning commission may be approved by the planning director, although such changes shall be limited to changes in window orientation and scale, landscaping materials and placement, and detailing. Proposed alteration or additions to the footprint of a building, substantial redesign of major elements of the project which could impact adjacent properties, or modifications to conditions of approval shall require a new application, processing fee, public noticing, and public hearing before the planning commission.
E.
The planning director may renew design review approvals for a single one-year period if a request is received at least thirty calendar days before approval lapses.
F.
If an application for design review is denied, then no new application for the same, or substantially the same, design shall be filed within six months of the date of the denial of the initial application, unless that denial was made without prejudice.
(Ord. 2119 § 4, 2016; Ord. 2199 § 9, 2020)
§ 17.99.100 Design guidelines-Site planning.
This section shall serve to establish guidance to developers, city staff and the planning commission on matters related to site planning. The planning commission may, in the exercise of its discretion, permit or require deviations from these guidelines.
Effective site planning should create a unified environment, provide opportunities for public gathering spaces, encourage outdoor living, and invite patronage. This section provides direction for the arrangement of buildings on a site. The purpose is to ensure that projects are of comprehensive and integrated design, providing its own open space, off-street parking, walkways, and amenities for contemporary living or occupancy by a business or industry. Also, to ensure that the layout of structures and other facilities effect a conservation in street, drive-way, curb cut, utility and other public or quasi-public improvements, to ensure that the layout of buildings and open spaces within the project establish a perceptible spatial transition from the public realm, through the semi-privacy of the common areas, to the privacy of the dwelling unit or business, and to avoid creating nuisances such as noise, light intrusion, and traffic impacts.
A.
Building Orientation. The intent of this section is to establish an engaging street edge defined by the orientation and placement of buildings fronting collector and arterial streets. Buildings and major pedestrian entrances should be oriented towards centers of activity, such as the primary street frontage or public plazas.
1.
All primary ground-floor common entries fronting on streets shall be oriented to the street, not to the interior or to a parking lot. Entrances at building corners may be used to satisfy this requirement.
2.
Retail uses with entrance doors and windows shall front onto the street at the ground-floor level.
3.
Structures should be situated to take advantage of views, daylight, and wind, while at the same time not destroying these advantages for adjacent properties. Structures should also be situated to minimize or buffer any undesirable properties of the site such as street noise and nearby obnoxious and incompatible uses.
4.
Building siting should maximize opportunities for pedestrian circulation between adjacent sites and should maximize opportunities for shared parking, access entries, and driveways in order to minimize the number of curb cuts.
5.
Mixed use projects shall be designed to provide a harmonious environment for both commercial users and residents. Noise, traffic, lighting, and other elements that may negatively affect the residential environment shall be located where the elements will have a minimum impact.
a.
Off-street parking for commercial uses should behind the commercial frontage or at the rear of the lot so that the building façade can be located closer to the street.
b.
Residential uses should be given separate and secure access points, and resident parking should be clearly distinguished from visitor and commercial parking.
c.
Service and loading areas should not interfere with primary pedestrian paths and vehicular flows within the project, and should be buffered from adjacent residential uses and public view.
d.
Common areas should be sited according to their primary use. For instance, open space areas provided for residents should be oriented more internally to the project, whereas plazas and courtyards provided for the general public should be located in between commercial buildings or at the street edge.
B.
Building Façade and Setbacks. The intent of this section is to establish a continuous street edge and strong pedestrian corridor through building placement.
1.
Long, unarticulated building façades shall be minimized through variation in setbacks.
2.
Setbacks shall reinforce a visual continuity of the street without generating unusable or dead space. They should be large enough to foster activity but not too deep to disrupt the continuity of the street edge. Façades should be designed to form pedestrian spaces such as public plazas, private pocket parks, outdoor dining, and other pedestrian-oriented amenities to promote pedestrian activity.
C.
Setback Encroachments. This section is intended to enhance the public realm and foster pedestrian activity by controlling and/or limiting encroachments that could impede connectivity. Outdoor seating for restaurants and similar uses may encroach into the street setback as permitted by the city under the following principles:
D.
Pedestrian Circulation. A pedestrian circulation plan that provides safe and logical connectivity between appropriate uses, increases and complements landscaping areas, and promotes a comprehensive urban design shall be required for design review prior to issuance of building permits for any structures in a development, whether mixed use or commercial.
1.
Pedestrian connections shall be provided from the public sidewalk to key areas within the site.
2.
Pedestrian paths shall be designed for safety, visually attractiveness, and shall be clearly defined through a combination of landscaping, shade elements, and lighting.
a.
Pedestrian connections should include design cues to help demarcate the transition between public and private spaces, such as a change in colors, materials, landscaping, or the dimensions of the space.
b.
Decorative materials should be used to emphasize key pedestrian travel areas as long as to the extent that they are not in conflict with ADA access requirements.
3.
Pedestrian pathways shall connect to appropriate off-site uses, including off-site transit stops and parking.
E.
Vehicular Circulation. Vehicular circulation should be designed to minimize traffic conflicts, and employ traffic calming measures to ensure pedestrian safety.
1.
Where walkways cross or are adjacent to traffic lanes, special features shall be used to increase safety for the pedestrian, such as raised or textured pavement, curb extensions to narrow the travel lane, pedestrian-scaled lighting, or bollards.
F.
Project Entries. Points of ingress/egress should be designed to emphasize a sense of arrival while limiting possible conflicts between pedestrians and vehicles.
1.
Project entry features and monuments shall reflect the overall architectural identity and character of the project.
2.
Entrances shall maximize access and connectivity while minimizing curb cuts and avoiding unnecessary driveway entrances.
3.
Driveway access on corner lots shall be located as far as possible from intersections.
G.
Parking Areas. Parking areas shall be designed to be well-landscaped and screened, but to create a safe and attractive parking environment.
1.
Visibility of off-street parking areas from the street edge shall be minimized,
a.
Off-street parking areas should be located at the rear of buildings or enclosed within a parking structure.
b.
Required parking for townhome-style residential uses, with the exception of guest parking, should be located in garages equipped with doors; provided, however, that carports may be substituted in lieu of garages on key lots and interior lots for any parking spaces that are screened from the street by a building or wall of a building.
2.
Open-air surface parking lots shall be prohibited along the frontage of any arterial or collector street.
3.
For open-air surface parking lots on local streets, raised planters with a minimum interior dimension of five feet shall be used to break up pavement areas at a rate of every eight parking stalls. Canopy trees, trellises/pergolas, or carports shall be incorporated to reduce the impact of large expanses of paving, to provide shade, and to reduce glare and heat build up.
4.
Use of porous materials, such as permeable asphalt, grasscrete, and pavers, are encouraged in surface parking lots to reduce storm water runoff.
H.
Open Space. Buildings shall be arranged to create open spaces that facilitate the integration of land uses on the site, such as plazas, courtyards, seating areas, arcades, and parks.
1.
Private open space, accessible only by building residents, shall be configured so as to ensure privacy while also providing linkages to the public open space components of the project.
(Ord. 2119 § 4, 2016; Ord. 2199 § 10, 2020)
§ 17.99.110 Design guidelines-Architecture.
This section shall serve to establish guidance to developers, city staff and the planning commission on matters related to architecture. The planning commission may, in the exercise of its discretion, permit or require deviations from these guidelines.
A.
Architectural Styles. Developments should be designed using a consistent architectural theme, which may consist of more than one complimentary style. Building design should incorporate an architectural style that is compatible with similar nearby uses, and architectural details should contribute to the aesthetic ambience of the immediate area. The architectural styles described in Appendix B shall be considered appropriate, but not a comprehensive list of styles that may be utilized.
B.
Scale and Massing. Building form and massing play a critical role in framing urban environments. Methods that and add a human scale to the building massing shall be employed.
1.
Wall planes shall vary on all façades visible from a public street to add visual interest.
a.
Building forms should include projections and recesses, in order to establish a rhythm and create shadows.
b.
Building forms should be well-proportioned, resulting in a balanced composition. For instance, smaller buildings can have smaller features, while larger buildings should have larger features.
2.
Building silhouettes shall vary to reduce the building massing.
a.
New, higher buildings should reinforce the established building heights along a block by stepping back upper floors that are above the average building height along the street or by transitioning from the height of adjacent development to the maximum height of the proposed structure.
b.
Variations in roof forms are encouraged, such as multiple rooflines at different levels.
c.
Towers and other vertical/prominent building features exceeding the building height limit by not more than fifteen feet may be used to accentuate key elements such as building entries, pedestrian nodes, or common areas.
3.
In a mixed use building, the first floor shall have the tallest plate height, followed by the upper floors.
C.
Materials. Buildings shall use high-quality materials to provide a continued pleasing appearance and character.
1.
A variety of materials and textures shall be incorporated within the design theme of the project.
a.
The use of durable, high-quality materials requiring low maintenance is strongly encouraged to contribute to the longevity of structures.
b.
Where appropriate to the architectural style, materials and textures should vary between the base and body. Heavier building materials such as brick, stone, tile, and pre-cast concrete should be used as a wainscot at ground level to form the building base. Lighter materials such as siding and smooth stucco may be used on the body of the building. The roofline may be defined with wood, pre-cast, or painted foam/stucco cornice treatments.
c.
Materials should be used to differentiate between commercial and residential uses within the same building and should create a smooth transition between the two.
d.
Genuine materials should be utilized rather than simulated materials. Where simulated materials are used, they should be used in keeping with the character and properties of the material being simulated.
e.
Plain concrete, plywood, sheet pressboard, vinyl, or similar siding materials are strongly discouraged. Siding should be of high quality materials that weather well over time.
f.
Building materials that are regionally-sourced or having recycled content are encouraged.
2.
Material changes shall occur at intersecting planes, preferably at inside corners of walls or where architectural elements intersect, such as a chimney, pilaster, projection, or fence line.
D.
Colors. A base color and accent colors shall be provided to avoid monotony throughout the project site. Select color schemes with a harmonious range of accent materials.
1.
A minimum of three complementary colors shall be used for each building.
2.
Selected colors shall be consistent with the color schemes commonly found in the architectural style of the building.
a.
The primary base color should be subtle, preferably derived from earth tones and natural building materials such as brick, stone, and terra cotta. However, muted shades of more vivid hues are acceptable if characteristic of the style.
b.
Contrasting but complementary accent colors should be used for trim, windows, doors, awnings, and key architectural elements.
E.
Articulation. Three dimensional detailing that casts shadows and creates visual interest on the façade shall be included in building designs.
1.
Corner buildings, especially at prominent intersections, shall receive special architectural treatment to enhance the pedestrian experience and establish a landmark presence.
2.
Building Façades. The highest level of articulation shall occur on the front façade and façades visible from public views; however, similar details shall be incorporated into all other building façades.
a.
Façades facing public streets should be enhanced through the use of the architectural features to generate pedestrian scaling and visual interest along the street scene.
b.
All building elevations should use materials consistent with those on the primary façade if visible from public streets or neighboring properties and should be carefully designed with similar detailing, comparable quality, and compatible materials.
c.
Materials and horizontal elements such as trim, banding, and balconies should wrap around building corners along highly visible edges.
d.
Façade design should establish a clear definition of base, body, and top through the use of materials and detailing.
e.
Projections, overhangs, and recesses should be used to enhance shadow articulation and scale to building façades. Such elements include, but are not limited to, awnings, overhanging or recessed balconies, deep eaves, and cantilevered overhangs.
f.
The rhythm of façade elements should relate to the underlying structure of the building. The appearance of structural bays can be achieved by incorporating a vertical recess or placing a column, pier, or pilaster between façade elements.
3.
Architectural Details. Building façades shall be articulated with architectural features, recesses, and ornamentation consistent with the style of the building in order to create a sense of depth and substance.
a.
Tall or large structures should emphasize horizontal planes to diminish the mass and scale of the building through the use of horizontal trim, awnings, eaves, other ornamentation.
b.
Windows should be articulated with sills, trim, kickers, shutters, or awnings authentic to the architectural style of the building.
c.
If parapets are used, one or more of the following detail treatments should be included: pre-cast elements, continuous banding or projecting cornices, dentils, caps, corner details, or variety in pitch (sculpted).
d.
Architectural elements that create shadow relief and sheltered pedestrian areas, such as balconies, trellises, recesses, overhangs, awning, and porches, are encouraged.
e.
Stairways should be designed as an integral part of the overall architecture of the building, complementing the building's mass and form.
4.
Storefronts. Mixed use buildings shall be designed with commercial storefronts on the ground floor. Vibrant storefronts activate the pedestrian environment and can be achieved through the use of planter walls, outdoor seating and dining spaces, trellises, accent or festive lighting, awnings or canopies, large transparent windows, and recessed openings and entry ways.
F.
Windows. Window placement shall be designed to contribute to the style and character of the building and to reduce the appearance of mass.
1.
Window type, material, shape, and placement shall complement the architectural style of the building.
a.
Stylistic elements such as shutters, pot shelves, projecting sills, molded surrounds, or lintels are encouraged.
b.
Security bars are prohibited, but decorative iron grills may be used sparingly over windows as accent features if compatible with the architectural style of the building.
c.
To the extent possible, upper-story windows should vertically align with the location of windows and doors at ground level.
d.
External and internal shade devices such as louvers and light shelves are encouraged.
2.
Window placement and transparency shall reflect the respective use:
a.
For commercial uses, large transparent windows should front onto major pedestrian throughways to promote exposure and visibility; Highly reflective or dark tinted glass should be avoided.
b.
For residential uses, windows should face away from loading areas, docks, and trash storage areas. In the occasion that residential windows face one another, windows should be offset to maximize privacy.
c.
Windows on the upper floors should be smaller in size than storefront windows on the first floor and should encompass a smaller proportion of façade surface area.
d.
Energy-efficient windows using non-reflective coatings or low-emitting glass are encouraged.
G.
Doors and Entries. Building entries shall be treated as focal points along the façade in a manner that is consistent with the style of the building.
1.
The main building entrance shall be clearly identifiable and distinguished from the rest of the building.
a.
Entrances should be emphasized using lighting, landscaping, accent colors, and architectural elements such as recesses, projected wall planes, moldings, archways, overhanging roofs, or canopies.
b.
Wood panel doors, doors with glass panels, and plank doors are acceptable for primary entries. Flat wood or aluminum doors are discouraged unless used for utilitarian purposes and located away from public view.
2.
Doors at storefronts shall include windows that permit views into the establishment.
H.
Awnings. Awnings and canopies not only articulate the building façade but serve the practical purpose of providing shelter from the elements, thereby encouraging pedestrian activity.
1.
Awnings shall reflect the scale of the opening they are sheltering and shall fit within the structural bays of the building façade.
2.
Awnings shall be made of high-quality components that complement the overall design and color scheme of the building. Appropriate materials for awnings are canvas and metal.
I.
Roofs. Roof forms contribute to the overall building design and enhance the character of the neighborhood.
1.
Roofs shall incorporate some degree of variation such as changes in plane, ridge, and height.
2.
Roof forms, materials, and fascia elements shall be consistent with the overall design vocabulary of the building.
a.
Roof forms may be gable, hip, or flat, depending on the architectural style and massing of the building.
b.
Parapets and cornices, when used, shall be contiguous and incorporate returns around corners to eliminate false front and/or unfinished appearance.
c.
Decorative elements, such as exposed rafter tails and gable end vents, are encouraged and should appear authentic.
d.
Installation of solar panels is encouraged and should be integrated into the roofing design.
e.
The use of "cool roof" materials and/or "green" roofs is encouraged to reduce energy use, heat transmission, and runoff.
J.
Utilitarian Areas. Vehicle storage, service, and utility areas shall be screened from view and integrated into the design of the project.
1.
Garages and Accessory Structures. Carports, garages, and other ancillary structures shall be designed as an integral part of the development.
a.
Parking structures that cannot be located away from public edges should incorporate decorative screening, landscape, artistic murals, or application of stylized façades.
b.
Carports, detached garages, and accessory structures should be compatible in color, texture, materials, and style with the main buildings.
c.
Bicycle parking and storage areas should be secure, clearly marked, easily accessed, and well-lit.
d.
Common mailboxes should be designed with materials and forms used throughout the project.
2.
Utilities and Equipment - Utilitarian aspects of the project shall be discreetly located and visually minimized.
a.
Utility and service areas should be part of the early building design process rather than an afterthought at the construction document phase.
b.
Mechanical and utility equipment, including gas and electrical meters, transformers, cable boxes, junction boxes, fire risers, and irrigation controllers, should be contained within the building or otherwise located on a rear or side elevation and/or screened from public view.
c.
Gutters and downspouts should be decorative and designed to integrate with the building façade.
d.
All roof-mounted equipment should be screened from ground level through the use of parapets or other effective architectural elements.
e.
Trash enclosures should be designed with similar finishes, materials, and details as the primary buildings within the project and shall be screened with landscaping.
(Ord. 2119 § 4, 2016; Ord. 2199 § 11, 2020)
§ 17.99.120 Design guidelines-Public realm engagement.
This section shall serve to establish guidance to developers, city staff and the planning commission on matters related to how a project engages the public realm. The planning commission may, in the exercise of its discretion, permit or require deviations from these guidelines.
The promotion of pedestrian activity can be successful through the use of interactive streetscape elements, thereby enhancing usable pedestrian space and decreasing the possibility of dead space.
A.
Landscaping. Landscaping elements shall be designed to soften building perimeters and to be in harmony with the neighborhood.
1.
Landscaping shall be selected at a scale that is consistent with the building site.
2.
Landscaping shall not interfere with pedestrian movement or impede with the visibility of business and signage.
3.
Street landscaping should be appropriate for sidewalk environments to limit the potential of root systems to affect the adjacent sidewalks. Provide root barriers when trees are planted five feet or closer to any hardscape element (including curbs, sidewalks, or any other paving) or building. Existing trees over six inches in diameter should not be removed unless it can be demonstrated that their removal is an unavoidable consequence of development.
4.
Landscaping shall be used to define building entrances, key activity hubs, focal points, parking lots, and the edge of various land uses.
a.
A variety of height, textures, and colors should be used in the planting palette to enhance and soften building perimeters and unify the development. See HMC Title 17 Appendix A for city-approved plant list.
b.
Flowering and fruit-bearing trees should be used to accentuate entrances, but should not be located over walkways.
c.
With the exception of the required common recreational open space, not more than forty percent of landscaped areas may be planted with turf grass.
5.
Landscaping shall be used to buffer neighboring properties and screen unsightly service areas.
6.
Water Conservation and Water Quality. All landscape plans shall incorporate water conservation techniques and the thoughtful placement of water quality features.
a.
All landscaped areas should have an automatic programmable irrigation system with a precipitation override mechanism, and appropriate valves and sprinkler heads for the proposed landscaping.
b.
Irrigation systems should be designed to prevent overspray onto walkways, parking areas, buildings, and fences.
c.
Plants should be grouped in high and low maintenance zones and shall coordinate with irrigation plans to minimize the use of water and the placement of irrigation tubing.
d.
Irrigation systems should be designed to apply water slowly to allow plants to be deep watered and to reduce runoff.
e.
Use of native and low water plants in conjunction with an efficient water system, such as drip irrigation, is strongly recommended.
f.
Drainage should be considered early in the design process to facilitate the requirements for water quality management plans and urban storm water mitigation plans while contributing to the overall character of the landscape design.
B.
Street Furnishing. Amenities for pedestrians, such as benches, seating areas, drinking fountains, kiosks, and shade structures, should be incorporated to encourage congregation and interaction.
C.
Public Art. Public art should be used to highlight public spaces and create focal points. It shall be well-maintained and used as accent features.
D.
Enhanced Paving. Hardscape areas should be designed to unify the development and to emphasize public spaces.
1.
Distinctive paving treatments shall give visual cues to users.
E.
Walls and Fences. Walls and fences can be used to identify separate areas and to provide needed privacy and security.
1.
Although necessary in certain locations, solid walls shall only be used when absolutely necessary to deter trespass or maintain privacy. The overall height of screening fences and walls shall not exceed six feet in height.
a.
Fences and walls should be constructed as low as possible while still performing screening, noise attenuation, and security functions.
b.
Solid wall and fencing materials may consist of wood, masonry, or stone. Recycled content is encouraged.
c.
Landscape screening should be densely planted and layered. Vines and trellises are encouraged to help soften hard edges and screen walls from view.
d.
A landscaped earthen berm may be substituted for screening provided the berm has a minimum height of two feet and a minimum four-inch high curb on all sides.
2.
Walls, fences, and gates shall appear consistent in style and material, complementing the surrounding architectural styles.
3.
All exterior perimeter walls located along public streets shall incorporate decorative columns or pilasters to provide relief.
4.
Fences around plazas and public outdoor areas shall be semitransparent to permit views. View fencing may consist of an open rail design made of wood planks or a recycled-content substitute, wrought iron, tubular steel, or a custom design. Chain link fencing shall not be used.
5.
Decorative walls and fences shall be not less than twenty-four inches nor more than thirty-six inches in height and shall be constructed not less than thirty inches from the front property line or back of walk to allow for land-scaping.
F.
Lighting. Outdoor spaces shall be illuminated to contribute to the safety and beauty of the project.
1.
Fixtures shall be complementary to the architectural styles of the development.
a.
Low-voltage/high efficiency and/or solar-powered lighting are encouraged where practical.
b.
Incorporate timers and photocell sensors to avoid unnecessary lighting.
c.
Choose durable materials for lighting fixtures such as powder-coated or galvanized steel.
d.
Overly glaring or flashing lights are discouraged.
2.
Wall-mounted fixtures shall be sized and scaled according to the proportions of the building façade to which they are affixed, and shall be restricted to entrances and passages.
3.
Security lighting shall be appropriately shielded and directed downward so as not to spill into adjacent residential areas.
4.
Security lighting fixtures shall not project above the fascia or roof of the building.
G.
Signage. Attractive and effective signage to identify places, provide direction, promote and facilitate commerce, and reinforce a sense of place can be utilized.
1.
Signs shall consist of color palettes that reflect the architectural themes of the development.
a.
Signage should be appropriately scaled to the building or surface onto which it is placed and should not obscure important architectural features.
b.
Signage should be artfully designed and easily read by both pedestrians and drivers approaching the site.
c.
Projecting signs should be located near the front entry.
d.
Use signage materials that are durable and mounting methods that are permanent and sturdy.
2.
In multi-tenant projects or developments necessitating multiple signs, a comprehensive sign program shall be utilized to create a unified architectural statement and reduce visual clutter.
3.
All signs shall comply with the chapter on signs in this title.
(Ord. 2119 § 4, 2016; Ord. 2199 § 12, 2020)