Pasco City Zoning Code
25.135 Commercial
Corridors Design Standards
25.135.010 Purpose.
The purpose of the commercial corridors design standards is to provide additional development regulations to create aesthetically attractive buildings and commercial development along the commercial corridors of the City. [Ord. 4241 § 1, 2015; Code 1970 § 25.59.010.]
25.135.020 Applicability.
(1) The development and design standards of this overlay district will apply to all office (O) and retail commercial zoning districts (C-1) located along the street corridors, as listed below:
(a) “A” Street;
(b) Argent Road;
(c) Columbia Street, between 1st Avenue and 10th Avenue;
(d) Court Street;
(e) Lewis Street;
(f) Sylvester Street;
(g) West Clark Street;
(h) 3rd Avenue, north of “A” Street;
(i) 4th Avenue, south of Highway 395;
(j) 5th Avenue, between “A” Street and Court Street;
(k) 6th Avenue, between “A” Street and Court Street;
(l) 10th Avenue;
(m) 14th Avenue;
(n) 20th Avenue;
(o) Road 28;
(p) Road 36.
(2) The design standards shall apply to all new commercial development and all remodels or expansions where the cumulative cost of remodeling and/or expansion within the last five years is equal to or exceeds 50 percent of the current assessed value of the structure as determined by the City’s Building Official. [Ord. 4241 § 1, 2015; Code 1970 § 25.59.020.]
25.135.030 Use in combination.
This chapter shall be used in addition to and in combination with the districts identified in PMC 25.135.020 and development regulations contained in this title as they apply to the lands described in PMC 25.135.020. The requirements of this chapter shall take precedence over any requirements of the underlying district regulations. [Ord. 4241 § 1, 2015; Code 1970 § 25.59.030.]
25.135.040 Plan required.
Prior to issuance of building permits, one full set of building elevations shall be submitted to the Community and Economic Development Department for review for consistency with the provisions of this chapter. The elevations must be drawn to scale. [Ord. 4241 § 1, 2015; Code 1970 § 25.59.040.]
25.135.050 Conditions of approval.
Upon receipt of a completed building permit application the elevations shall be forwarded to the Planning Office for review and approval. [Ord. 4241 § 1, 2015; Code 1970 § 25.59.050.]
25.135.060 Design standards.
The following design standards shall apply to all buildings in the commercial corridors overlay district:
(1) Mandatory Standards.
(a) Solid blank facades must be avoided on the front or street-facing sides of the building. They must be treated with windows, entrances, canopies, cornices, and by articulating the façade and/or screening with landscaping.
(b) Screening of Electrical and Mechanical Equipment.
(i) Rooftop electrical and mechanical equipment shall be obscured from view (e.g., by use of an architecturally integrated screen or parapet).
(ii) Mechanical equipment when placed on the ground shall be obscured from view by use of an architecturally integrated screen.
(iii) Wall-mounted electrical and mechanical equipment shall be located on the less visible side of the building and obscured from public view.
(c) Rear of Building.
(i) Rear of the building and service areas must not be located facing a public street, as identified in PMC 25.135.020. In cases where there are no other options, the service areas and rear located facing the street must be screened from public view with landscaping, grading and/or fencing.
(ii) Fencing shall be consistent with the building design.
(iii) On parcels abutting or across a public way from residential zones, the sides and rear of the building adjacent or across a public way from residential zones shall be consistent with the street-facing façade(s) of the building in terms of design style, building material and architectural themes.
(2) In addition to mandatory building standards, buildings on parcels abutting residential zones shall incorporate on the abutting elevation(s) at least one of the optional standards listed below:
(a) Elevations more than 50 feet long shall be treated with the following:
(i) Change in the roof or wall plane (four-foot minimum);
(ii) Projecting or recessed elements;
(iii) Varying rooflines (four-foot minimum).
(b) Entrance to the building made visible and prominent by using large entry doors, porches, protruding, or recessed entrances.
(c) Light poles, signage and similar accessories which are coordinated so that the view and accessibility to the entrance are not obstructed.
(d) Windows which help create a visual connection between the indoor and outdoor environment in order to make businesses more attractive.
(e) Additional architectural features such as porches, canopies, and display windows. [Ord. 4241 § 1, 2015; Code 1970 § 25.59.060.]
25.135.070 Relief.
Where relief is sought from the provisions of this chapter, application shall be made in the form of a letter explaining the relief sought and the reasons therefor, accompanied by a scaled site plan and a $100.00 fee. The complete application shall be filed with the Director of Community and Economic Development. Within 15 working days from the date of receipt of a complete application, the Director of Community and Economic Development shall issue a written decision to approve, approve with modifications, or deny the request for relief. Any decision of the Director of Community and Economic Development may be appealed to the City Council if written notice of appeal, which shall include all and exclusive reasons for said appeal, is filed with the Director of Community and Economic Development within 10 working days from the date of the decision. In the event a written decision is not issued by the Director of Community and Economic Development within the required time period, the application for relief shall automatically constitute a qualified and properly filed notice of appeal and shall be considered by the City Council in accordance with this section. The City Council, within 30 calendar days from the date of filing of the appeal, shall consider the appeal at a regular meeting thereof, but such consideration shall be limited to the reasons included in the written notice of appeal and shall include the written decision of the Director of Community and Economic Development and the reasons therefor. The City Council may affirm, modify or reverse the decision of the Director of Community and Economic Development. [Ord. 4241 § 1, 2015; Code 1970 § 25.59.070.]