A.

Purpose. The purpose of the design standards is to preserve the quality and character of the built environment in the city. More specifically, the purposes of this section are to:

1.

Ensure greater public safety, convenience, and accessibility through the physical design and location of land-use activities;

2.

Emphasize Leavenworth's unique community character while maintaining and enhancing the quality of life for its citizens;

3.

Enhance the sense of place by shaping the appearance, aesthetic quality, and spatial form of structures and developments;

4.

Promote the sustainability of both the structure and the overall community;

5.

Encourage high quality development as a strategy for investing in the city's future;

6.

Minimize negative impacts of development on the natural environment;

7.

Promote both the sustainability of the structure and the overall community; and

8.

Protect and enhance property values.

B.

Applicability. The design standards in this article apply to all new and significantly redeveloped structures in all zoning districts.

(Ord. No. 7996, § 1, 6-14-2016)

A.

Design objective. The design objective or the residential design standards are to:

1.

Promote "four-sided" architecture, where buildings are designed as a complete and integrated product, considering visibility and impact on all adjacencies

2.

Encourage variation in building design so that a compatible range and scale of buildings encourage diversity in details that prevent monotonous streetscapes.

3.

Create relationships between residential streetscapes and buildings and sites that reinforce the overall character of the block and neighborhood.

B.

Specific applicability. The following standards apply to all residential buildings of any type, unless specifically noted and limited to a certain building type or context.

C.

Mass and form. The following standards require a compatible mass and form of residential buildings, particularly when different building types are mixed or transition on or across adjacent blocks. Mass and form standards are broken out by specific building types and contexts.

1.

Single-family infill. Single-family infill located on a block face where more than 50 percent of the existing homes are single-family shall employ the following technique to help maintain a lower-intensity residential character along the street frontage:

a.

Design of the infill structure shall mimic the building proportions, setbacks, drive style, and location, orientation, height, bulk, and mass of the predominant architectural styles(s) found on both sides of the street.

b.

Professionally prepared elevations are not required, unless the director is unable to determine the nature of the design from the documents submitted.

c.

Designs submitted in accordance with this section shall be reviewed by the director. Appeal from the decision of the director shall be to the city commission.

2.

Townhomes. No more than six single-family dwelling units shall be attached in a single row. Facades shall be differentiated into separate units by the following:

a.

Each unit shall have distinctly different facades and no attached single-family structure facade shall be repeated more than once every four structures on the same side of the street.

b.

The facades of single-family attached town homes shall be punctuated by a change in texture material, offset, or other architectural feature to differentiate individual units.

3.

Multi-dwelling structures. Buildings with three or more dwellings or any residential buildings constructed as part of a multi-family development shall meet the following mass and form standards:

a.

The minimum separation between multi-family buildings, including accessory buildings, on the same lot or development parcel is 15 feet.

b.

Multi-family buildings in a single development shall be clustered or grouped to form neighborhoods.

c.

Developments with at least four units shall provide 150 square feet of private common open space for each multifamily dwelling unit. A minimum of 40 percent of the open space shall be usable for recreation, including swimming pools, sport courts, or playgrounds with equipment. Required landscaping is excluded from open space calculations.

d.

Each elevation shall incorporate wall plane projections or recesses having a depth of at least four feet and extending a minimum of four feet at a minimum interval of 30 feet.

e.

The elevations of all multi-family buildings shall be articulated through the incorporation of at least three or more of the following:

(1)

Balconies;

(2)

Bay or box windows;

(3)

Porches or covered entries;

(4)

Dormers;

(5)

Accent materials such as brick, stone, or stucco with banding highlights;

(6)

Window grills and shutters;

(7)

Variation in window sizes and shapes; or

(8)

Vertical elements that demarcate building modules.

f.

The height of each multi-family building taller than 35 feet shall be stepped down from its highest roofline at least one full story on any end of the building located within 50 feet of a street right-of-way or an adjacent area zoned or used for single-family residential.

g.

Multi-family buildings shall provide concentrated unit access points. Monotonous access balconies and corridors running the length of the exterior of a building are prohibited.

h.

Multi-family infill located on a block face where more than 75 percent of existing homes are single-family shall employ one or more of the following techniques to help reduce the overall bulk and mass of individual buildings and help maintain a lower-intensity residential character along the street frontage:

(1)

Articulating the front facade so that the building appears from the street to be separate homes by "stepping back" the front facade a minimum of ten feet at the traditional side yard setback would typically be found between two single-family homes;

(2)

Organizing units around a central courtyard that maintains the impression of the traditional side yard setback between units along the street frontage; or

(3)

Designing the multi-family building so that the massing, arrangement of architectural elements, and use of exterior materials gives the appearance of a large single-family home.

i.

Rooflines longer than 50 feet shall include at least one vertical elevation change of at least two feet.

j.

The incorporation of a variety of roof forms is strongly encouraged. Upper-level residential floors may be incorporated into the roof form to reduce the apparent height and mass of buildings.

D.

Orientation and articulation. The following orientation and articulation standards require that buildings relate to neighborhood streetscapes and share a pedestrian-oriented details that help reduce the scale of buildings and create a range of compatible but distinct designs and patterns, even when different building mass or forms exist, and particularly when different architectural styles are blended.

1.

Entrances. To the maximum extent feasible, the primary entrance and facade of individual buildings shall not be oriented towards parking, but shall be oriented towards:

a.

An abutting public street, or

b.

Common open space, such as interior courtyards, parks, or on-site natural areas or features with a clearly defined and easily accessible pedestrian circulation system.

c.

All ground-floor units with frontage along the primary street shall have an entrance that faces the street. Multi-family buildings located with multiple street frontages shall provide entrances to units along each street frontage.

d.

Exterior entrances from a public sidewalk or common open space are permitted for dwelling units on the ground floor. These entrances shall be raised from the finished ground-floor level of the sidewalk a minimum of three feet six inches.

e.

Dwelling units above the ground floor shall have interior unit entrances, except that exterior stairs are permitted for access to upper-floor units only if they are oriented towards a central plaza not visible from any street.

2.

Transparency. At least 25 percent of all wall surface area facing a public street shall be windows.

3.

Vertical articulation. Buildings three stories or more shall use the following design details to reduce the scale of the facade:

a.

The top floor of any building shall contain a distinctive finish, consisting of a cornice, banding, or other architectural termination.

b.

An expression line shall delineate divisions between floors of all buildings, and a cornice shall delineate the tops of facades for buildings that do not utilize a pitched roof.

c.

Buildings shall be designed to incorporate visually heavier and more massive elements at the building base, and lighter elements above the base. Upper stories shall not appear heavier or demonstrate greater mass than the lower stories of the building.

E.

Materials. The following materials are acceptable for construction:

1.

Brick, concrete stucco, stone, stone facing, textured masonry block, wood, glass in combination with metal, or similar, durable architectural materials.

2.

This list may be amended by the addition of other acceptable materials without amending these regulations.

3.

All added acceptable materials shall be approved by the DRC. The chief building official shall maintain the list of additional acceptable materials.

4.

EIFS, or synthetic stucco may be approved on a case-by-case basis.

F.

Garages, parking and access. The following garage, parking and access standards balance the design of sites and buildings for cars, with impacts on neighborhood streetscapes and pedestrian scale residential design.

1.

Front-loaded garage doors shall not comprise more than 45 percent of the building line on the front facade.

2.

Alternative garage locations such as side- or rear-entry, detached garages, or garages setback at least 12 feet from the front building line are encouraged.

a.

Any detached garage shall be architecturally compatible, and consistent in materials, design and colors as the main building.

b.

Any side loaded garage shall have designs on the street-facing wall that are compatible with the house design materials identical to the primary facade, and by incorporating at least two of the following elements:

(1)

Two or more windows, with a size, orientation and design similar to those on the primary facade;

(2)

A permanent trellis covering a minimum of 25 percent of the wall area. One vine for every eight liner feet of trellis shall be planted at its base. Appropriate vine species are approved by the director; or

(3)

Garage or living area facade offset from the other a minimum of four feet.

3.

Driveway widths within the front yard shall be limited to no more than 30 percent of the lot frontage width, as measured at the front building line or 30 feet from the front property line, whichever is less. Where this limits access to a lot, alternatives such as single-drives to expanded driveway pads, shared driveways and lanes, or alley-loaded access should be considered.

4.

To the maximum extent feasible, garage entries, carports, parking areas and parking structures shall be internalized in building groupings or internalized into a residential block and oriented away from the streetscape.

5.

Overall, parking areas and freestanding parking structures (detached garages or car ports) shall not occupy more than 30 percent of the perimeter public street frontage for multi-family development.

G.

Variation of design. In order to avoid the monotony of repetitive building design, to encourage diversity and visual interest, and to promote a wide range of distinct details within a narrow range of compatible building types, scale and forms, the following techniques should be used in residential projects affecting multiple adjacent buildings:

1.

Variation of building types, models or floor plans that result in distinct but compatible building forms when viewed from the streetscape;

2.

Variation of front entry features, and to design of roof structures associated with front-entry features;

3.

Distinct architectural styles that impact the materials, placement of windows, or level of details and ornamentation while still presenting a compatible design and relationship to the neighborhood streetscape.

(Ord. No. 7996, § 1, 6-14-2016; Ord. No. 8238, § 1, 3-12-2024)

A.

Design objective. The nonresidential design standards are intended to protect and preserve the quality and character of the built environment in the city's mixed use, commercial, and industrial districts. More specifically, the purposes of this section are to:

1.

Reflect on the impact of various design and development decisions, and how the various styles within our community can be applied to include a greater degree of interest and diversity, but also a greater degree of compatibility and effective transitions.

2.

Promote a specific and intentional relationship of buildings and sites to streetscapes and public or civic spaces through design.

3.

Require compatibility in scale, massing and form through recognition of basic building patterns and with subtle transitions through well designed spaces between buildings.

4.

Ensure quality design through unique styles, details and patterns that support different types of development and contexts in the city.

B.

Mass and form.

1.

Vertical articulation. Buildings greater than two stories or taller than 30 feet shall be designed to reduce apparent mass by including a clearly identifiable base, body, and top, with horizontal elements separating these components. The component described as the body must constitute a minimum of 50 percent of the total building height.

2.

Horizontal articulation. Buildings shall be designed to reduce apparent mass by dividing facades into a series of smaller components. No individual component shall have a length of more than 60 feet. Components shall be distinguished from one another through two or more of the following:

a.

Variations in roof form and parapet heights;

b.

Pronounced recesses and projections;

c.

Wall plane off-sets;

d.

Distinct changes in texture and color of wall surfaces;

e.

Ground level arcades and second floor galleries/balconies;

f.

Protected and recessed entries; and

g.

Vertical accents or focal points.

3.

Stepping back of building mass. To the maximum extent feasible, buildings greater than three stories or taller than 45 feet shall provide step backs in the building form to achieve at least one of the following objectives where such an objective is relevant:

a.

Frame or otherwise maintain important views or view corridors;

b.

Relate to the surrounding development context;

c.

Provide human scale adjacent to streets, pedestrian walkways, plazas, or other public spaces; or

d.

Provide a transition in scale from pedestrian scale to large scale.

e.

Step backs shall:

(1)

Be at least eight feet in depth.

(2)

Generally occur between 12 feet and 45 feet above the finished grade (based upon the height of the structure and the surrounding development context).

(3)

Where large variations in topography exist (e.g., a building is backed up to an adjacent hillside) or where other unique site constraints exist, alternatives to the building massing and height configurations required above may be approved.

(4)

Taller structures may require multiple step backs, or variations in building massing and height in order to meet the objectives stated in standard (1) [of subsection B3e(1) of this section], above.

4.

Multistory buildings. Upper stories shall consist of usable space.

a.

"False," unoccupied upper floors designed to give the appearance of multiple floors are prohibited.

b.

If a limited number of buildings within a particular development have multiple stories, the multistory buildings or the portions of buildings that are multiple stories shall be concentrated at corners, along entry corridor roadway frontages, and near transit stops.

5.

Outparcels. To the maximum extent feasible, outparcels and their buildings shall be clustered in order to define street edges, entry points, and intimate spaces for gathering or seating between buildings.

a.

The even dispersal of outparcel sites in a widely spaced pattern along streets is strongly discouraged. Buildings shall be organized to promote a compact pattern of development, pedestrian-friendly spaces, streetscapes, areas of naturalized landscaping, and screen parking areas.

b.

Spaces between buildings on outparcels shall be improved to provide small-scale pedestrian amenities such as plazas, seating areas, pedestrian connections, gathering spaces, or well-landscaped parking areas.

c.

Buildings located at entrances to a development demarcate a gateway to create an overall identity, set the tone for the development, and mark arrival or entry.

d.

At major entry points of a development with three or more buildings, buildings shall be organized along the street and at the intersection to create a gateway.

e.

Architectural attachments shall be incorporated into the facades of buildings, and be placed at major entry points, to help emphasize arrival or entry into the development. These features may include, but are not limited to:

(1)

Civic amenities such as patios or plazas with seating and landscape, mini parks or squares.

(2)

Landscape features such as planters, water features and monument signs.

(3)

Architecture enhancements such as pilasters, arcades, and tower elements.

6.

Roofs.

a.

Roofline articulation. Variations in rooflines shall be used to add interest and reduce the scale of large buildings. Roof features shall complement the character of the overall development.

b.

Flat roofs. Flat roofs shall include parapets that adhere to articulation requirements for the main face of the structure. The average height of the parapet shall not exceed 15 percent of the height of the supporting wall, unless rooftop equipment cannot be sufficiently screened. A three-dimensional cornice treatment is encouraged for parapets. Parapets shall look complete from all sides if visible at any distance from the ground. Parapets shall be constructed of the same material as the primary facade.

c.

Overhanging eaves. Overhanging eaves shall extend no less than three feet past the supporting walls.

d.

Roof pitch. Pitched roofs shall have a pitch consistent with the majority of buildings within 1,000 feet. This requirement excludes roofs for entries and dormers.

e.

Architectural elements. Architectural elements that add visual interest to the roof, such as dormers and masonry chimneys, are encouraged.

f

Roof materials.

(1)

Asphalt shingles, industry-approved synthetic shingles, standing seam metal or tile roofs are allowed.

(2)

Wood shingles, corrugated metal, tarpaper, and brightly colored asphalt shingle roof materials are not allowed where visible from a roadway, public park, or residential district.

C.

Orientation and articulation.

1.

Entrances. Doors shall be used to establish interest, character, and variety along the public right-of-way.

a.

All buildings shall have a principal building entrance that faces an adjacent public street, public plaza or public walkway. In cases where this is not feasible buildings may face a parking area provided it is connected to the street with a sidewalk.

b.

Where feasible, gates, courtyards, staircases, and bridges shall be used to connect buildings and create outdoor rooms and linkages.

c.

Primary entries shall be clearly visible from the street and accentuated from the overall building facade by:

(1)

Differentiated roof, awning, or portico;

(2)

Covered walkways or arcades;

(3)

Projecting or recessed entries from the surrounding building facade;

(4)

Detailed doors and doorways with transoms, sidelights, trim details, and/or framing;

(5)

Windows within doorways equivalent in size to 50 percent of door surface area;

(6)

Decorative night-time lighting where appropriate.

2.

Transparency. Building frontages and sides of buildings oriented to the street or other public areas (e.g., parks, open space, trails, or corridors) shall incorporate a combination of arcades, pedestrian level display windows, storefronts, and store entrances.

a.

At least 25 percent of the total area of all walls facing a public street shall consist of windows or doorways.

b.

Glazing shall be effectively clear, and shall not exceed 50 percent reflectance. Divided-light windows are encouraged. Materials that create noticeable glare or which restrict the ability of the public to view the inside of a structure from the outside are prohibited.

c.

Energy conserving window films and coatings are permissible within these standards.

d.

To encourage activity along the building frontage, entrances shall be located at intervals of a maximum of 50 feet. Building frontages shall be designed at a human scale, with details, windows and other openings along ground floor pedestrian areas.

e.

Defensive architecture such as burglar bars, steel gates, and steel roll-down curtains are prohibited.

3.

Awnings and canopies. Structural awnings are encouraged at the ground level to enhance the articulation of the building and provide shade.

a.

The material of awnings and canopies shall complement the building.

b.

Awnings shall not be internally illuminated.

c.

Canopies shall not exceed 40 linear feet without a break.

d.

Awnings shall not extend more than five feet over the sidewalk, unless otherwise approved by the director, up to a maximum of ten feet, and are in keeping with the architectural style of the building.

e.

Canopies shall respect the placement of street trees and lighting and shall not interfere with them.

f.

All large canopies that require structural columns for support shall have a minimum six-foot masonry (or other approved material) finish measured from the finished grade. Materials used on columns and canopies shall be complementary to the building.

D.

Building materials and colors.

1.

Wall materials.

a.

All exterior walls, including parking structures, garages, and accessory structures shall be 85 percent masonry. A maximum of 15 percent of each elevation may include accent materials not listed on the approved masonry list.

b.

No single building material shall cover more than 80 percent of the front building facade.

c.

The masonry coverage calculation shall not include doors, windows, chimneys, dormers, window box-outs, bay windows that do not extend to the foundation, or any exterior wall that does not bear on the foundation.

d.

Masonry shall be defined as:

(1)

Native stone, brick or tile laid up unit by unit and set in mortar;

(2)

Stucco (exterior Portland cement plaster with three coats over metal lath or wire fabric lath);

(3)

Cultured stone or cast stone;

(4)

Architecturally finished block (i.e., burnished block, split faced concrete masonry units or architecturally finished tiltwall);

(5)

Architecturally finished pre-cast wall that is profiled, sculptured, or provides three dimensional interest;

(6)

Poured-in-place concrete wall;

(7)

Architectural glass (less than 25 percent reflectance).

e.

The rear facade of a building that is adjacent to an industrial use may be constructed with tiltwall concrete, concrete block, or aggregate concrete in addition to the materials permitted herein.

f.

Structures 20,000 square feet or less shall require a minimum of two distinct building materials from the approved masonry list be utilized on all facades to provide architectural detail and interest.

g.

Structures over 20,000 square feet shall require a minimum of three distinct building materials from the approved masonry list be utilized on all facades to provide architectural detail and interest.

2.

Awnings and overhanging eaves. The following materials are approved for the construction of awnings and overhanging eaves:

a.

Industry-accepted metal;

b.

Canvas;

c.

Woven vinyl.

3.

Prohibited materials. The following materials are prohibited as primary cladding or roofing materials:

a.

Aluminum siding or cladding (excluding composite aluminum cladding such as Alucobond);

b.

Galvanized steel or other bright metal;

c.

Plastic siding;

d.

Cementitious fiberboard;

e.

Unfinished or smooth concrete block/masonry units or concrete wall;

f.

Exposed aggregate;

g.

Wood roof shingles;

h.

Reflective glass.

4.

Facade colors.

a.

Colors of paint, stains, and other finishes or materials shall complement each other.

b.

Generally, no more than three colors per building are suggested.

c.

Fluorescent colors are prohibited.

d.

Primary colors are prohibited.

e.

The use of stark white is discouraged.

E.

Green design. To the maximum extent feasible, new buildings are encouraged to incorporate one or more of the following features:

1.

Opportunities for the integration of green power in the design of buildings or sites. Green power may be derived from solar, wind, geothermal, biomass, or low-impact hydro sources;

2.

Energy-efficient materials, including recycled materials that meet the requirements of this Code;

3.

A sustainable roof, such as a vegetated roof; and/or

4.

Materials and design meeting the U.S. Green Building Council's LEED-NC certification requirements.

F.

Historical structures. Changes to buildings within designated historic districts shall be compatible with registered buildings within the same district and conform to the city's historic preservation ordinance.

(Ord. No. 7996, § 1, 6-14-2016)

To encourage creative and unique design, "alternative equivalent compliance" (AEC) allows development to occur in a manner that meets the purpose and design objectives of the design standards, yet through an alternative design that does not strictly adhere to the standards. This is not a general waiver of regulations. Rather, this section authorizes a site-specific plan that is equal to or better than the strict application of the standard.

A.

Applicability. The alternative equivalent compliance procedure is available only for the design standards, or for any property in the ROD district the off-street parking, landscaping and site design, and design standards.

B.

Pre-application conference required. An applicant proposing alternative equivalent compliance shall request and attend a pre-application conference with the director prior to submitting application materials for the applicable permit(s). This meeting is to discuss the project, the applicable standards, and the proposed method of alternative compliance. The application should include sufficient explanation and justification, in both written and graphic form, for the requested alternative compliance.

C.

Decision-making responsibility. Final approval of any alternative compliance proposed under this section shall be the responsibility of the city commission. For example, if an applicant is requesting a rezoning along with an alternative equivalent compliance application for landscaping, the AEC application will be reviewed with the rezoning application by the planning commission and city commission. Administratively approved projects proposing alternative compliance shall receive written approval of the alternative compliance from the director.

D.

Criteria. Alternative equivalent compliance may be approved if the applicant demonstrates that the following criteria have been met by the proposed alternative:

1.

Achieves the purposes and design objectives of this article and the specific intent of the subject standard to the same or better degree than the subject standard;

2.

Advances the goals and policies of the any official plans or policies of the city, and the intent of the base zoning district;

3.

Results in benefits to the community that are equivalent to or exceed benefits associated with the subject standard;

4.

Imposes no greater impacts on adjacent properties than would occur through compliance with the specific requirements of these development regulations.

E.

Effect of approval. Alternative equivalent compliance shall apply only to the specific site for which it is requested and shall not establish a precedent for approval of other requests.

(Ord. No. 7996, § 1, 6-14-2016)