Talent City Zoning Code

Division IX

Architectural Design Standards

18.140 Design Standards – Old Town Design District

The purpose of the Old Town design standards is to respect and enhance the character of Talent’s original core areas while maintaining the city’s traditional, rural, vernacular architectural heritage. The Old Town area has been the commercial and residential heart of the community since Talent’s settlement and it is the intent of the city to retain a strong connection with that history as new construction, alteration, or additions to existing structures occur.

Building upon previous studies in the city and the adopted historic element “A” of the comprehensive plan, the Old Town design standards are based upon common architectural designs, materials, and other built characteristics typical of Talent’s original building forms. Using these historic models as a template for new construction allows growth and development that respect Talent’s history and build upon our quality of life. It is not the intent of the design standards to freeze time and halt progress or restrict an individual property owner’s creativity, but rather to guide proposals and provide a set of parameters for new construction and remodeling within the Old Town design district to assure compatibility with and respect for their surroundings.

18.145 Design Standards – Large Retail Establishments

New applications for large retail establishments, or existing buildings with planned improvements, will require a pre-application conference, initial review with the architectural review committee, site plan review with city staff, and a public hearing before the planning commission. Quasi-judicial decisions may be appealed at a public hearing before a hearings officer and are subject to the provisions of Chapter 18.190 TMC.

18.140.010 Purpose.

Design review procedures are described in Chapter 18.175 TMC.

The following standards shall be used as part of the land use approval process when new development and exterior renovation are proposed in the Old Town design district. Applicants shall demonstrate compliance with the design standards in order for the review body to approve the proposal. The appeal process is found in Chapter 18.175 TMC. [Ord. 851 § 1; Ord. 817 § 8-3K.110, 2006.]

18.140.020 Remodeling of existing structures.

A. Remodeling Standard (A) – Original Elements. Elements that are original to a vintage, traditional or historic structure (defined in this standard as primary, secondary, contributing, noncontributing-historic, or any structure 50 years or older) are an important characteristic. These elements enhance appeal and retain the overall historic fabric of a neighborhood. In most cases, these original parts should be restored, first by restoring the original and, if that is not possible, replacing only those parts that are missing or badly damaged with in-kind material. Where alterations to an exterior are proposed, they shall conform to the following:

1. Doors. The original door and opening should be retained, unless beyond reasonable repair. If a new door must be used the style should match the original whenever possible.

2. Windows. Original windows should be retained and, if necessary, restored to working condition. If desired, they can be insulated using the energy conservation methods listed below. Original glass should be retained whenever possible. If all of the above is not possible, then the frame should be retained and a true retrofit sash replacement shall be installed that matches the glass pattern of the original window.

3. Chimneys. Chimneys made of brick or stone shall be retained, and repaired using proper masonry techniques and compatible mortar that will not chemically react with the original masonry and cause further deterioration. If the chimney is no longer in use, the opening should be covered with a metal or concrete cap. If the chimney is to be used, but has been determined to be unsound, the chimney masonry should be retained, as above, and a new flue inserted into the opening.

4. Gutters. Original gutters should be retained, if possible. Half round gutters and round downspouts are highly desirable, and can be obtained from local manufacturers.

5. Architectural Elements. Window trim, corner board trim, sills, eave decorations, eave vents, porch posts, and other types of original architectural trim should be retained. If parts are missing, they should be replicated using the same dimensions and materials as the original. If only a portion is damaged, the portion itself should be repaired or replaced, rather than replacing the whole element.

6. Siding. Original siding should be maintained; first by repairing damaged sections, then, if that is not possible, replacing damaged or missing sections with in-kind matching material. In some cases, original siding may have been overlaid during a later historic period with combed cedar siding, which is a historically appropriate material that may be retained if desired.

B. Remodeling Standard (B) – Front-Facing Presentation. Traditionally, the portions of a structure facing the public right-of-way were considered the most important for presenting an aesthetically pleasing appearance. Skylights were not used, and there was very little venting since the structures were not tightly enclosed and wrapped as they are today. Therefore, keeping all modern looking venting and utilities to the side that is not visible from the public right-of-way is important and greatly adds to the appearance.

1. Skylights. Skylights are not permitted on any side of the structure visible from the public right-of-way, except alleys, and shall be of low profile.

2. Roof Vents. Roof vents should, wherever possible, be placed on the side of the structure least visible from the public right-of-way, and painted to blend with the color of the roofing material. Where possible, a continuous ridge vent is preferred over roof jacks for venting purposes. In the case of using a continuous ridge vent with a vintage structure, care should be taken in creating inconspicuous air returns in the eave of the building.

3. Plumbing Vents. Vents should, wherever possible, be placed on the side of the structure least visible from the public right-of-way, and painted to blend with the color of the roofing material.

C. Remodeling Standard (C) – Weatherization and Energy Conservation. Modern energy conservation results can be obtained by using traditional conservation methods. Attics and floors should be insulated to conserve heat loss in the winter and insulate against the heat in the summer. Windows and doors should be caulked around the inside trim, and copper leaf spring type weather stripping or similar installed to seal leaks. Storm windows (exterior or interior mounted) should be put up during the winter months to create insulation. Windows can be further insulated in winter using insulated-type curtains or honeycomb blinds; in summer, curtains or blinds reflect heat. Using deciduous trees and plants provides additional protection from summer heat. In an attempt to reduce the building’s energy consumption and limit thermal heat gain, metal roofing may be permitted if evidence is submitted the structure historically has had metal roofing. [Ord. 851 § 1; Ord. 817 § 8-3K.120, 2006.]

18.140.030 Commercial structures.

The traditional commercial core area of Talent, including those properties facing Talent Avenue between Wagner Street and Colver Road, reflects the historic character of the community as a small, rural service area. Buildings here have historically been of modest scale and construction, consistent with the community’s vernacular design heritage. In order to reflect that basic character in the core, the following standards govern all new commercially zoned construction and remodeling projects requiring a structural building permit.

The massing of a building includes its overall bulk, orientation, and placement on the site, forming the visual relationship between the building and its surroundings. Individual aspects of massing, particularly height, are subject to specific standards below:

a. Setback. Minimum two feet, maximum five feet. The surface area in the front or side setback area along the street shall match the existing surface material of the public right-of-way with the goal of creating a safe and attractive pedestrian amenity. Surface area in front area setback shall be durable hardscape but may include areas for small planter beds, flower boxes or chairs and tables, with the goal of creating an attractive pedestrian amenity.

b. Open Space Setback. Minimum zero feet, maximum 20 feet for the primary facade facing the public open space. No parking or vehicular drive aisle is permitted within the setback unless already existing or approved or contemplated as part of the West Valley View master plan. Such existing parking and drive aisles are to be considered legally grandfathered, but nonconforming. Surface area may include landscaping or hard surface materials or mixture thereof.

a. Primary. All buildings will be sited with the primary facade facing the public right-of-way, including the open space area, but excluding public alleys.

b. Secondary. All building walls that are not visible from the public rights-of-way or abut a public alley, driveway or another wall. Design of the secondary facade may have less ornamentation but shall include a defined and articulated sense of entry. Such entryways may include extended awnings, plaza spaces or courtyards.

c. Trash enclosures or similar services are excluded from primary elevations except those facing the public open space. Such services must be screened from public view.

d. Trash enclosures or similar services may be installed along secondary elevations provided they are screened.

3. Width. Commercial buildings shall extend from side lot line to side lot line to create a solid streetscape along the public right-of-way. An exception to this standard may be granted to provide for plazas, courtyards, dining areas, or pedestrian access. (See subsection (E) of this section, regarding vertical divisions.) This exception may also apply to existing residential buildings converted into commercial space in order to retain the structure’s original appearance.

B. Commercial Standard (B) – Openings. To maintain and ensure a pedestrian-friendly scale within Talent’s traditional commercial core, storefronts and upper facades shall reflect the following:

1. Verticality. All facade window openings shall have a generally vertical proportion (i.e., a height-to-width ratio of 1.5:1 or greater; for example, a 24-inch-wide window would be at least 36 inches tall). An exception to this standard is allowed for large, fixed storefront windows. In such cases, transom panels spanning the entire storefront glazed area are encouraged.

2. Transparency. Ground floor storefronts should be predominately “transparent,” with a minimum of 75 percent glazed surface area, including entry doors (see Figure 18.140.030-1).

a. Sliding or “French” entry door sets on the facade (such doors are permitted on side and rear elevations only).

b. Roll-up garage doors (metal or wood), on street-facing sides (such doors are permitted on side, rear, and alley elevations only). Uses requiring large garage openings on the facade may use sliding or bi-fold doors; wood or metal doors with multiple glass panels are encouraged.

c. Reflective glazing, “mirror glass” and similar.

d. Horizontal slider windows (i.e., vertically oriented slider windows).

e. Arched or “fan light” type windows, except where inset into an articulated structural opening.

Figure 18.140.030-1. A good example vs. a bad example of transparency.

C. Commercial Standard (C) – Height. In order to increase opportunities to transit, reduce transportation impacts, and promote pedestrian activity, multiple-story commercial or mixed-use construction is encouraged. All new commercial and mixed-use construction in the zone is subject to the following standards:

1. Maximum. No building may be greater than two and one-half stories nor shall exceed 30 feet in height. A half story as defined herein is the floor area above the second floor. No half story shall be larger than 60 percent of the total square footage of the second floor and shall be recessed a minimum of one-half the total height of the primary facade from the front in order to minimize mass and scale from the primary rights-of-way which would include corner buildings with two primary facades.

2. Minimum. No single-story building shall have a top plate height of less than 16 feet at the public right-of-way (a “top plate” is the top horizontal member of a frame wall supporting ceiling joists, rafters, or other members).

3. Variation. Building height shall be differentiated from the height of adjacent buildings to avoid a solid street wall of uniform height. An exception to this standard will be made for buildings that incorporate a projecting vertical division in the facade treatment that visually separates the facade from adjacent buildings, such as a column, pilaster or post.

D. Commercial Standard (D) – Horizontal Facade Rhythm. To maintain the rhythm of Talent’s traditional architecture, all new commercial construction shall respect the three-part “base-shaft-capital” facade system common to pre-WWII commercial designs.

1. Base. Buildings shall provide a visually articulated foundation or “base” feature at ground level, typically rising to the bottom of the sill height. A base may be created by detail or a change in material or form that differentiates the base from the upper portions of the facade (i.e., a brick or tiled base on a concrete building, or a paneled wood base on a horizontal sided wood building). This standard may also be met by projecting elements or change in surface planes that employ a common material, i.e., a projecting brick sill and “apron” on a brick wall or a cast concrete shoulder that projects away from a concrete wall.

2. Stringcourse. Prominent horizontal lines shall be maintained between all floor levels, visually dividing the facade into horizontal sections that reflect the interior levels. Such features may be projecting or incised bands of common materials (as in brick or concrete) or applied trim, as in a wooden “bellyband.” See Figure 18.140.030-4.

3. Cornice Details. All buildings shall have a “cap” element at the uppermost portion of the facade that visually terminates the main facade surface. Cornice details may be integrated into a stepped or decorative parapet or consist of an articulated line that projects from the main surface plane. Modest marker blocks stating building name and date of construction are strongly encouraged.

E. Commercial Standard (E) – Vertical Facade Rhythm. Reflecting the narrow lots common in Talent’s downtown and creating visual interest that enhances the pedestrian scale, commercial facades shall have strong and clearly articulated vertical elements.

1. Multiple Bays. All storefronts shall be divided into vertical “bays” through the use of structural members such as columns, pilasters, and posts, or by the use of other surface detailing that divides large walls into narrower visual panels. No structure shall have a single bay larger than 30 feet (based upon the lot width of the original plat of the town of Talent). Buildings occupying one or more original town lots (i.e., greater than 30 feet in width) shall be visually divided into multiple bays of 30 feet or one-half the overall lot width, whichever is the lesser. For example, the facade of a 50-foot-wide structure shall be visually divided into two 25-foot-wide bays. An 80-foot structure may be divided into two 30-foot bays and one 20-foot bay or into four 20-foot bays, either of which will meet this standard.

a. West Valley View. In the West Valley View area, buildings shall follow the above standard to maintain vertical rhythms to create attractive pedestrian scale on all primary facades (i.e., facing East Main, Wagner Street or the open space area). On primary facades no single bay shall be larger than 30 feet in width, as defined by articulated vertical elements such as pilasters, columns, posts or other surface detailing. Buildings occupying larger tax lots shall be visually divided into multiple bays of 30 feet in width or less. For example, the facade of a 100-foot-wide structure may be divided into three 30-foot bays and one 10-foot bay, four 25-foot bays, two 30-foot bays and two 20-foot bays or any multiple thereof providing no single bay exceeds 30 feet in width. The use of asymmetrical bays of varied widths meets this standard and is encouraged.

2. Edge Definition. All storefronts shall use a pilaster, engaged column, or other structural or decorative vertical element at each side lot line, to create visual division from the adjacent structure. (See subsection (C)(3) of this section regarding the use of projecting elements.) For structures that do not extend from sideline to sideline (as per subsection (A)(3) of this section), the outermost building corner will be treated as the edge for compliance with this standard.

Figure 18.140.030-2. Positive modern example of horizontal and vertical facade rhythm.

F. Commercial Standard (F) – Sense of Entry. All commercial buildings shall have a clearly defined “sense of entry,” with the primary public access serving as a focal point in the visual organization of the facade. This can be accomplished via structural articulation, such as in a recessed entry, or through the use of trim, materials, or other elements. A clear and defined sense of entry facilitates retail activity and adds significantly to the pedestrian interest of the street.

1. No door may swing open into any public way.

2. Doors. Primary commercial entrances shall be primarily transparent with no less than 50 percent of the total surface consisting of glass.

3. Integration. Entryways shall be architecturally integrated into the vertical and horizontal rhythms of the facade.

4. Depth. Recessed entries shall be no less than three feet in depth.

Figure 18.140.030-3. Collection of buildings that employs vertical and horizontal changes, cornice variations, and a range of window styles. Note that most of the ground floor openings have lots of glass, which is desirable.

G. Commercial Standard (G) – Roof Forms. Traditional commercial roof forms, including flat, single-slope, or bowstring and other trussed roofs, are all typical of downtown Talent. Other roof forms, particularly gables, were commonly screened from the public right-of-way.

1. False-front gables and parapets are required to hide pitched roofs, unless otherwise permitted by the review body.

2. Mansard roofs are prohibited.

H. Commercial Standard (H) – Exterior Surface Materials. Exterior building materials shall be consistent with those traditionally used in commercial construction in Talent.

Figure 18.140.030-4. Anatomy of commercial facade. Like the preceding images, it contains a strong horizontal and vertical facade rhythm.

1. Permitted materials include, but are not limited to:

a. Painted horizontal wood, cement fiberboard, or manufactured wood-based siding (all of which must be smooth finished rather than displaying a fake “wood grain” relief).

b. Board-and-batten vertical wood siding, painted.

c. Brick. Traditional use of brick laid in common bond is preferred. Split-faced or “Roman” brick may be appropriate for bulkheads or detail treatments but is prohibited as a primary building material. Highly decorative “washed,” glazed, or molded brick forms are discouraged.

d. Stucco.

e. Poured concrete (painted or unpainted).

f. Concrete Block. Split-faced concrete block is appropriate for foundations, bulkhead, or detail treatments but is prohibited as a primary building material. Smooth-faced concrete block is prohibited when visible from the public right-of-way, except when used for a building base.

g. Corrugated metal (roof or wall) in traditional zinc/galvanized finish and profile only. Prefinished gray meets this standard; all other prefinished colors are excluded.

h. Glazed ceramic tile, particularly for use in bulkhead or storefront areas.

2. Prohibited materials include:

a. Stucco-clad foam (EIFS) and similar foam-based systems.

b. Standing-seam metal sheet goods.

c. T-111 or similar four-foot by eight-foot sheet materials, unless the material is rough-sawn and one-and-one-half- to three-inch batten is used on 12-inch to 16-inch centers.

d. Horizontal metal or vinyl siding.

e. Metal or glass curtain wall construction.

f. Plastic (vacuum-formed or sheetgoods).

g. Faux stone (slumpstone, fake marble, cultured stone) and all similar stone veneer surface treatments.

h. Shingle siding, log construction, fake “rustic” wood, pecky cedar, or similar products designed to create a “frontier-era” effect.

i. Cinder block for any use, because of its appearance and its low compressive strength.

I. Commercial Standard (I) – Awnings and Marquees. Awnings and marquees projecting from the facade over the public right-of-way are a traditional commercial element and enhance pedestrian interest and use by providing shelter. Such features are encouraged but are not required in the zone. Where awnings or marquees are an element in a proposal they shall conform to the following:

1. Scale. Awnings and marquees shall be proportionate in size to the facade and shall not obscure architectural detail.

2. Placement. Awnings should fit entirely within the window or door openings, retaining the vertical line of columns and wall surfaces. Storefront awnings may be full width, crossing interior posts, to a maximum of 25 feet, provided the edge definition (see subsection(E)(2) of this section) remains visible.

a. Permitted/Encouraged. Cotton, acrylic canvas, or canvas-like materials.

b. Prohibited. Vinyl awnings.

c. Fixed metal awnings of corrugated metal are permitted provided the pitch is 5/12 or less.

d. Wood shingle awnings are permitted provided the pitch is 5/12 or less.

a. Preferred. Natural or painted metal surfaces over an internal structural framework are a traditional marquee design.

b. Permitted. Painted wood marquees.

c. Prohibited. Plastic panels or any form of internally illuminated marquees.

d. Glass or transparent elements that reveal other light sources are excluded.

5. Shapes. Traditional single-slope awnings are preferred. “Bubble” or rounded shapes are prohibited except when used with rounded structural openings of the facade wall such as arch-topped windows. Projected “slab” marquees, with angled tie-backs as needed, are preferred.

6. Lighting. Internal awning lighting is prohibited. Canned “downlights” within a marquee are permitted.

7. Signage. Signs or painted graphics are limited to the valance or “edge” of the awning or marquee only.

J. Commercial Standard (J) – Secondary Elevations. By nature, nonstreet or alley-facing elevations were less detailed than the primary facade. Rear and sidewall elevation may accordingly be less detailed than storefronts and built of simple materials.

1. Public Rear Entrance. When a rear or alley entrance serves as the primary or secondary public entrance, such as an elevation facing the public open space area between Main and Wagner Streets, modest detail or highlight should create a “sense of entry” as in subsection (F) of this section. Even when intended as the primary entrance to the use, rear entrances should remain essentially functional in character, thereby reinforcing the primacy of the street-facing elevation.

2. Corner Entrances. When a storefront includes a corner entry, both adjacent facades on the public rights-of-way shall be treated as the “facades” for purposes of these standards. When a storefront has a visible sidewall elevation, that elevation shall be treated as a facade in addition to the primary facade.

K. Commercial Standard (K) – Additions to Existing Buildings. Additions to existing commercial buildings in the Old Town Talent area are subject to the same standards as new construction, except as limited by the following:

1. Compatibility. Additions to existing properties that are visible from the public right-of-way will continue the existing character of the resource or return to the documented original character in scale, design, and exterior materials. The creation of nondocumented elements outside the traditional vernacular character such as towers, turrets, elaborate surface decoration and similar “earlying-up” is prohibited. (“Earlying-up” is defined as the process of creating a false and more elaborate history than is appropriate within an area’s traditional development pattern. In Talent “earlying-up” would include the use of elaborate architectural styles, materials, or construction forms only found in San Francisco, Portland, or other larger cities.)

2. Attachment. Additions should “read” as such, and be clearly differentiated from the historic portion of the structure and shall be offset or “stepped” back from the original volume a minimum of four inches to document the sequence of construction. An exception to this standard is allowed for the reconstruction of previously existing volumes that can be documented through physical or archival evidence.

3. Storefront Volumes. Additions that extend the storefront/facade of a structure, even when creating a joined internal space, shall be treated as a new and separate building facade for review under these standards.

4. Noncompatible Materials. Repair of existing noncompatible materials is exempt from subsection (K)(1) of this section. Rear-facing additions to existing buildings may continue the use of these noncompatible materials so long as they are a continuation of such materials.

5. Rear Additions, Excluded. Storage with no physical attachment to the existing volume or other functional additions of less than 1,000 square feet located to the rear of an existing volume, and not visible from the public right-of-way, are excluded from compliance with these standards. Such functional additions shall include covered porches, loading docks, and similar features provided they are not intended for public use or access.

L. Commercial Standard (L) – Demolition of Existing Buildings. Demolition of existing buildings within the Old Town area is discouraged. An applicant seeking demolition of a structure shall justify the demolition by demonstrating the structure cannot be restored or rehabilitated economically to the architectural review board prior to the issuance of a demolition permit. The architectural review board shall consider the economics and accuracy of the proposal, the underlying zoning provisions as well as the structure’s existing nonconforming status in making its findings. The applicant, as well as the architectural review board, shall also consider available grants when considering the structure’s economic feasibility.

M. Commercial Standard (M) – Parking. Private parking is not a requirement in the CBD zone in order to encourage a more pedestrian and less auto-centric environment. Nevertheless, surface parking is permissible as long as there is one drive aisle serving a single side of parking spaces which generally has a width of 43 feet (depends on type of parking space). Double row parking is permissible when not visible from the public right-of-way, within enclosed buildings, on second floor parking structures or within a basement area. [Ord. 851 § 1; Ord. 817 § 8-3K.130, 2006.]

18.140.040 Residential structures.

Historically, the Old Town area contained both commercial and residential structures, often intermixed on the same block. Today, many of the city’s oldest residential structures remain as private dwellings while others have been converted to professional office or other commercial uses. The following standards are intended to reinforce the traditional mixed architectural character of the district and apply equally to all residential designs, including those now used for other commercial purposes, such as professional offices, restaurants, antique stores, and other similar uses.

A. Residential Standard (A) – Volume and Mass. Historically, residential architecture in the Old Town core was composed of multiple volumes, with extended porches, intersecting roof lines, dormers, and other features creating a complex whole rather than a single large volume. To maintain that traditional visual character, the following standards apply:

1. Verticality. Buildings shall have a generally vertical character or are composed of a primary vertical element surrounded by more horizontally aligned wings.

2. Complexity. Single large volumes are prohibited. Total area shall be contained within a minimum of two intersecting volumes as seen from the street, of which the garage is not foremost (as illustrated in Figure 18.140.040). A separate porch roof meets the requirement.

Figure 18.140.040-1. Illustration of “complexity” as per TMC 18.140.040(A)(2)

3. Height. No building may be greater than two and one-half stories or 35 feet in overall height (measured to tallest ridge or coping point). Major roof ridges shall be no lower than 16 feet in height. (Note: this lower limit is designed to encourage steeper gables as opposed to low-pitched roof forms.)

4. Context. This standard regulates the massing of new structures relative to their surroundings. The objective is to establish similar “street presence” by adjusting setbacks and coverage to better resemble neighboring structures. The context standards follow:

a. Front Setback. New residential structures will have the same front setback as the average of the front setbacks of existing structures on same side of the street within the same block or 200 feet, whichever is less.

b. Side Setback. The side setbacks are five feet for buildings less than 18 feet high and five feet plus one-half foot for each additional foot of height.

B. Residential Standard (B) – Roof Forms and Materials. Roofs play a significant role in the overall character of a structure and, in combination with subsection (A) of this section, shelter the complex volumes typical of the traditional development pattern.

1. Pitch. Roof pitches of less than 6/12 for gables are prohibited. Roof pitches of less than 5/12 for hipped roofs are prohibited. Flat roofs visible from the street are prohibited. An exception to this standard may be made for porch roofs attached to the primary volume.

2. Complexity. As per subsection (A)(2) of this section, single large roof forms are prohibited.

i. Asphalt shingle.

ii. Wood shingle.

iii. Wood shake.

iv. Other historically acceptable materials, as determined by the architectural review committee.

i. Metal roofing (exemptions permitted per TMC 18.140.020(C)).

ii. Concrete tile roofing.

iii. Hot-mopped asphalt.

iv. Terra cotta tiles and other nonhistoric materials, unless documented as historically an element of the design.

a. Horizontal wood siding, maximum eight inches exposed to weather. Smaller exposure of six inches or less is encouraged. Concrete or manufactured wood-based materials are acceptable under this standard. This includes so-called “cottage siding” of wide panels scored to form multiple horizontal lines. Applicants are strongly encouraged to use smooth surfaces, not “rustic” or exposed wood grain pattern materials, which are not consistent with historic building materials.

b. Wood shingle siding (painted shingles are preferred, with a maximum 12 inches exposed to weather).

c. Board-and-batten vertical wood siding, painted.

d. Brick and/or stone (structural or veneer). (See subsection (C)(3) of this section.)

a. Stucco (other than as foundation cladding or a secondary detail material, as in a gable end or enframed panel).

b. Stucco-clad foam (EIFS and similar).

c. T-111 or similar four by eight sheet materials, unless the material is rough-sawn and one-and-one-half- to three-inch batten is used on 12-inch to 16-inch centers.

d. Horizontal metal or vinyl siding.

e. Plastic.

f. Faux stone (slumpstone, fake marble, cultured stone and similar).

3. Brick veneer or any other masonry veneer of less than 12 inches width in any visible dimension is prohibited. The purpose of this standard is to ensure that veneer masonry has a substantial corner return.

D. Residential Standard (D) – Trim and Architectural Detailing. The vernacular residential architecture of Talent reflects the construction techniques of the late 19th and early 20th centuries, when buildings had “parts” that allowed for easy construction in a pre-power-saw era. Today, many of these traditional elements are considered “trim,” as newer materials better shed water and eliminate the original functional aspects of various historic building elements. This standard provides for sufficient architectural detail within the Old Town area to assure compatibility between new and old construction and create a rich and visually interesting streetscape.

All residential construction shall employ at least four of the following elements to meet this standard:

1. Watertable or decorative foundation treatments (including stucco).

2. Corner boards.

3. Eave returns.

4. Stringcourse or other horizontal trim at plate or story levels.

5. Eave brackets or support elements.

6. Raking cornice or bargeboards.

7. Decorative projecting rafter tails.

8. Decorative gable end wall details, including change of materials (shingle bands), decorative venting, eave compass features and similar elements.

9. Cornice-level frieze.

E. Residential Standard (E) – Openings. Doors and windows form the “eyes” and “mouth” of a building and play a significant role in forming its character.

A “light” is an individual pane of glass. “Divided-light window” refers to a matrix of smaller panes held in place by muntins. False or pop-in muntins do not hold glass in place, but instead mimic the appearance.

a. Verticality. All windows will be vertically oriented with a width-to-height ratio of one and one-half to two, or greater (e.g., a 24-inch-wide window must be a minimum 36 inches tall).

In order to form larger window openings, group multiple window sashes; do not use large “picture windows” (see also subsection (E)(1)(b)(iv) of this section).

i. Single- and double-hung.

ii. Hopper and transom.

iii. Casement.

iv. Any combination of the above, including groupings containing a central single-pane fixed window flanked by two or more operable windows.

v. Glass block.

vi. Fixed leaded or stained glass panels.

i. Fixed pane windows (when not within a grouping, as in subsection (E)(1)(b)(iv) of this section).

ii. Horizontal slider windows (when visible from the public right-of-way).

i. Lights. True divided-light windows are preferred. False divided-light windows, including pop-in muntins or other applied “grids” over large panes of glass, create a false appearance and are discouraged. Exterior applied muntin bars with shadow/filler elements meet this standard.

ii. Sash Materials. Wood windows or metal clad windows are most consistent with the vernacular tradition and are preferred. Paintable fiberglass windows are allowed. Vinyl, anodized or mill-finish aluminum windows or storm windows are prohibited.

iii. Mirror Glazing. The use of “mirror” or reflective glass visible from the public right-of-way is prohibited.

a. Complexity. Solid, flat, single-panel doors are prohibited. Multi-panel wood and wood/glass doors are consistent with the traditional Old Town character.

b. Materials. Doors may be of wood, metal-clad wood, or metal. Other materials that can be painted or stained, such as cast fiberglass, so as to reflect traditional materials, are permitted.

a. Sills. All windows will have a projecting sill and apron.

b. Side and Head Casing. Door and window trim will include side and head casing that sits no less than one-half inch proud of the surrounding wall surface. Trim mounted in plane with siding is not permitted. Trim mounted atop siding is not recommended.

c. Other Trim Elements. As described in subsection (D) of this section, the use of trim to articulate the construction process was a standard character-defining element of Talent’s vernacular architecture. Although not required by this standard, the use of the following traditional door and window trim elements is encouraged, particularly on the primary facade:

i. Simple window “hoods,” mounted over the window opening. Such features are traditionally treated as pents and clad with roofing material.

ii. Parting bead, across the width, between the side and head casings.

iii. Crown moldings.

iv. Decorative corner elements at the head, apron, or both.

v. Single or dual flanking sidelights at entryways.

vi. Transom windows above the major door or window openings.

F. Residential Standard (F) – Porches and Entrances. In combination with doors, front porches help create a “sense of entry” and typically serve as the focal point of the front facade of a structure. Porches should be encouraged and adequately detailed to create a sense of entry and serve as a primary element of the exterior character.

1. Depth. Projecting or recessed porches shall be a minimum of six feet deep. Projecting covered stoops should be a minimum of three feet deep.

2. Width. Projecting or recessed porches should be a minimum of 10 feet wide or 25 percent of the primary facade width, whichever is the lesser.

Projecting covered stoops should be a minimum of five feet wide.

3. Supports. To assure appropriate visual weight for the design, vertical porch supports shall have a “base” of no less than six inches square in finished dimension from floor level to a minimum 32-inch height. Upper posts shall be no less than four inches square.

a. Base features may be of boxed wood, brick, stone, true stucco, or other materials that reflect a support structure. The use of projecting “caps” or sills is encouraged at the transition between the base and column.

b. When the entire support post is a minimum of six inches square no base feature is required.

c. Projecting covered stoops, with no full-height vertical support, shall utilize members of no less than four inches square.

G. Residential Standard (G) – Landscape, Fencing and Perimeter Definition. Fencing or other edge-defining perimeter features, including the use of landscape materials, are traditional elements in Talent’s residential areas. Please refer to Chapter 18.105 TMC for applicable landscaping standards and requirements. In addition to those provisions, such features within the Old Town area shall also comply with the following standards to maintain the area’s character:

a. Brick.

b. Stone.

c. Wood, including vertical or horizontal board, pickets, split rail, and similar traditional fence designs.

d. Woven-metal (arch-top wire), construction cloth (square-patterned) and similar.

e. Vinyl, when used in simple plain board, picket, or post-and-board installations.

f. Natural metal colored or coated chain link fencing is permitted, but discouraged when visible from the public right-of-way.

g. The mixed use of materials, as in brick columns with wood or woven wire panels, is encouraged.

a. Plywood or other solid wood panel systems.

b. Concrete, including concrete block, “split-faced” concrete block and similar.

c. Open-pattern concrete elements except as decorative elements.

d. Vinyl or wood slat inserts in chain link fencing when in view from the public right-of-way.

e. Faux stone, including cultured stone, slumpstone, and similar materials.

f. Molded or cast aluminum.

3. Fence Transparency. Solid fences in a front yard may be no higher than three feet. Pickets or wood slats should provide a minimum one-half-inch spacing between vertical elements with larger spacing encouraged. Base elements, as in a concrete “curb” or foundation element, are excluded from this standard provided they are no higher than 12 inches above adjacent grade.

4. Gates/Entry Features. In order to create a sense of entry, gates, arbors, pergolas, or similar elements integrated into a perimeter fence are strongly encouraged. Such features may exceed the maximum fence height limit of four feet provided they are less than eight feet in overall height, are located more than 10 feet from any public intersection, and do not otherwise reduce pedestrian or vehicular safety.

1. Compatibility. Additions to existing buildings will continue the existing character of the building or will be a reversion to the documented original character in scale, design, and exterior materials. The creation of nondocumented elements outside the traditional vernacular character, such as towers, turrets, elaborate surface decoration and similar “earlying-up,” is prohibited.

2. Attachment. Additions should be discernible as such, and be clearly differentiated from the original portion of the structure by being offset from the original volume a minimum of four inches. This is in order to document the sequence of construction. An exception to this standard is allowed for the reconstruction of previously existing volumes that can be documented through physical or archival evidence.

3. Noncompatible Materials. Repair of existing noncompatible materials is exempt from subsection (H)(1) of this section. Rear-facing additions to existing buildings may continue the use of these materials so long as they are a continuation of the existing materials.

I. Residential Standard (J) – Parking. Private parking is not a requirement in the CBD zone in order to encourage a more pedestrian and less auto-centric environment. Nevertheless, surface parking is permissible as long as there is one drive aisle serving a single side of parking spaces which generally has a width of 43 feet. Double row parking is permissible within enclosed buildings or on second floor parking structures and within a basement area. [Ord. 851 § 1; Ord. 817 § 8-3K.140, 2006.]

18.140.050 General regulations in Old Town design district.

A. General Regulations (A) – Driveway Access. Vehicular access to lots within the CBD zone shall be in accordance with TMC 18.115.030.

B. General Regulations (B) – Shared Parking. Although parking is not a requirement in the CBD zoning district, shared parking agreements are encouraged among property owners and merchants with private parking spaces in parking lots (three or more spaces) in order to best utilize the resource and minimize underutilized parking lots.

C. General Regulation (C) – Utility Location. Utility lines shall extend directly to the building from the public right-of-way or alley. All electric boxes, meters, etc., shall be located behind or to the side of the building and screened from public view.

D. General Regulation (D) – Reconversion of Residential Structures. Historical residential structures may revert from commercial to residential as long as it meets building codes. [Ord. 851 § 1; Ord. 817 § 8-3K.150, 2006.]

18.140.060 Applicability.

Except in specific situations noted above, these standards shall apply equally to all projects in the Old Town design district, including the West Valley View area. Applicants seeking a variance from these standards must demonstrate to the review body that compliance would result in an unnecessary and unavoidable hardship and that there is demonstrable evidence the alternative design accomplishes the purpose of the Old Town design district in a manner that is equal or superior to a proposal designed under the standards herein. Variances from the standards will not be allowed unless such hardship is adequately demonstrated and proven by the applicant. The variance process is provided in Chapter 18.160 TMC.

The Old Town design standards shall supersede the applicable standards in Chapter 18.95 TMC when applied to new construction in the Old Town design district. [Ord. 851 § 1; Ord. 817 § 8-3K.160, 2006.]

18.145.010 Purpose.

The following design standards are intended to ensure that large retail building development is compatible with its surrounding area, integrates into the natural and built environment, efficiently connects to a multi-modal transportation system, and contributes to the unique and historic character of Talent. [Ord. 851 § 2; Ord. 817 § 8-3K.210, 2006.]

18.145.020 Land use.

All large retail establishments shall be located in a group located in a complex which is planned, developed, owned, or managed as a single unit with off-street parking provided on the property. Indoor recreation facilities are exempt from this requirement. [Ord. 851 § 2; Ord. 817 § 8-3K.220, 2006.]

18.145.030 Applicability.

The following standards will apply to a new large retail establishment and/or complex that meets or exceeds 30,000 square feet of planned building footprint or gross floor area, whichever is greater, or has a facade length that is 100 feet or more along any street frontage.

An existing large retail establishment of said square footage or length or greater shall comply with these standards if proposed renovations or improvements exceed 50 percent of the market value.

These design standards supplement the applicable standards in this title and apply to all large retail establishments allowed as a permitted use with a site plan review in a designated commercial zone (CN, CBD, CBH, CH and CI). In addition, the applicant does have the option of using the Old Town design standards if the site conditions facilitate their use or a design preference of the applicant’s registered architect. The underlying zoning standards shall apply; however, if a discrepancy exists, the following standards shall apply. [Ord. 851 § 2; Ord. 817 § 8-3K.230, 2006.]

18.145.040 Design standards.

a. Facades equal to or greater than 100 feet in length, measured horizontally, shall incorporate wall plane projections or recesses having a depth of at least three percent of the length of the facade and extending at least 20 percent of the length of the facade. No uninterrupted length of any facade shall exceed 40 horizontal feet.

b. Ground floor facades that face public streets shall have arcades, display windows, entry areas, awnings or other such features along no less than 60 percent of their horizontal length. (See Figure 18.145.040-1.)

2. Small Retail Stores. Where large retail establishments contain additional, separately owned stores that occupy less than 30,000 square feet of gross floor area, with separate, exterior customer entrances, the street level facade of such stores shall be transparent above the walkway grade for no less than 50 percent of the horizontal length of the building facade of such additional stores.

3. Detail Features. Building facades must include:

a. A repeating pattern that includes no less than three of the following typical elements:

i. Color change;

ii. Texture change;

iii. Material module change;

iv. An expression of architectural or structural bays through a change in plane no less than 12 inches in width, such as an offset, reveal or projecting rib (see Figure 18.145.040-2); and

v. A specific architectural element proposed by the applicant’s architect that is acceptable to the city planner and planning commission. At least one of the elements (i), (ii) or (iii) shall repeat horizontally. All elements shall repeat at intervals of no more than 30 feet, either horizontally or vertically.

Figure 18.145.040-2. Expression of Architectural or Structural Bay

4. Roofs. Roofs shall have no less than two of the following features:

a. Parapets concealing flat roofs and rooftop equipment, such as HVAC units, from public view. The average height of such parapets shall not exceed 15 percent of the height of the supporting wall and such parapets shall not at any point exceed one-third of the height of the supporting wall. (See Figure 18.145.040-3.) Such parapets shall feature three-dimensional cornice treatment;

b. Overhanging eaves, extending no less than three feet past the supporting walls;

c. Sloping roofs that do not exceed the average height of the supporting walls, with an average slope greater than or equal to one foot of vertical rise for every three feet of horizontal run and less than or equal to one foot of vertical rise for every one foot of horizontal run;

d. Three or more roof slope planes;

e. A specific architectural element proposed by the applicant’s architect that is acceptable to the city planner and planning commission.

a. Predominant exterior building materials shall be of high-quality material, including, but not limited to, brick, sandstone, other native stone, and tinted/textured concrete masonry units.

b. Facade colors shall be low reflectance, subtle, neutral, or earth tone colors. The use of high-intensity colors, metallic colors, black or fluorescent colors shall be prohibited.

c. Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent areas.

d. Exterior building materials shall not include smooth-faced concrete block, tilt-up concrete panels, or prefabricated steel panels.

1. Each large retail establishment on a site shall have clearly defined, highly visible customer entrances featuring no less than six of the following:

a. Canopies or porticos;

b. Overhangs;

c. Recesses/projections;

d. Arcades;

e. Raised corniced parapets over the door;

f. Peaked roof forms;

g. Arches;

h. Outdoor patios;

i. Display windows;

j. Architectural details such as tile work and moldings which are integrated into the building structure and design;

k. Integral planters or wing walls that incorporate landscaped areas and/or places for sitting;

l. Integral surface graphics enhancing entry or delineating use of the site;

m. An architectural element proposed by the applicant’s architect/designer that is acceptable to the city planner and planning commission.

2. Where additional stores will be located in the large retail establishment, each such store may have at least one exterior customer entrance, which shall conform to the above requirements.

C. Orientation to Build-To Lines for Street-Front Buildings. Build-to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects for new buildings and, to the extent reasonably feasible, by development projects for additions or modifications of existing buildings, in order to form visually continuous, pedestrian-oriented street fronts with no vehicle use area between building faces and the street.

1. To establish “build-to” lines, buildings shall be located and designed to align or approximately align with any previously established building/sidewalk relationships that are consistent with this standard. Accordingly, at least 30 percent of the total length of the building along the street shall be extended to the build-to line area. If a parcel, lot, or tract has multiple streets, then the building shall be built to at least two of them according to subsections (C)(4)(b) through (C)(4)(d) of this section, i.e., to a street corner. If there is a choice of two or more corners, then the building shall be built to the corner that is projected to have the most pedestrian activity associated with the building.

2. Buildings shall be located no more than 15 feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on-street parking.

3. Buildings shall be located at least 10 and no more than 25 feet behind the street right-of-way of an adjoining street that is larger than a collector street that does not have on-street parking.

4. Exceptions to the build-to line standards shall be permitted:

a. In order to form an outdoor space such as a plaza, courtyard, patio or garden between a building and the sidewalk. Such a larger front yard area shall have landscaping, low walls, fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for pedestrian interest, comfort and visual continuity (see subsection (D)(4)(a) of this section).

b. If the building is adjacent to an arterial street, and the city planner has determined that an alternative to the street sidewalk better serves the purpose of connecting commercial destinations as a result of one or more of the following constraints:

i. High volume and/or speed of traffic on the adjacent street(s);

ii. Landform;

iii. An established pattern of existing buildings that makes a pedestrian-oriented street front infeasible.

Such an alternative to the street sidewalk must include a connecting walkway(s) and may include internal walkways or other directly connecting outdoor spaces such as plazas, courtyards, squares, or gardens. An alternative walkway may also be approved if it implements the goals and recommendations of the adopted greenway master plan. (See Chapter 18.115 TMC and the greenway master plan.)

c. If a larger or otherwise noncompliant front yard area is required by the city to continue an established drainage channel or access drive, or other easement.

d. If the applicant’s architect can clearly and objectively demonstrate that the site conditions dictate otherwise and that a practical alternative meets the intent of a pedestrian-oriented, urban design.

1. Entrances. All sides of a large retail establishment that directly face an abutting public street shall feature at least one customer entrance. Where a large retail establishment directly faces more than two abutting public streets, this requirement shall apply only to two sides of the building, including the side of the building facing the primary street, and another side of the building facing a second street. (See Figure 18.145.040-4.) Movie theaters are exempt from this requirement.

2. Parking. Please refer to Chapter 18.110 TMC.

3. Back Sides. The minimum setback for any building facade shall be 35 feet from the nearest property line. Where the facade faces adjacent residential uses, an earthen berm, no less than six feet in height, containing at a minimum native trees planted at intervals of 20 feet on center, or in clusters or clumps, shall be provided. If the subject property is located along an acknowledged floodway, a berm is not required, but the applicant must demonstrate another strategy for buffering that is more sensitive to development in the 100-year floodplain. Chapter 18.105 TMC, Landscaping, Fencing and Hedges, shall also apply to properly buffer the proposed use from existing residential uses. In addition, Chapter 18.85 TMC establishes setbacks for floodplains, greenways, and wetlands. If a discrepancy exists between the standards, the larger setback shall apply, but the allowable density may be transferred on site to offset the environmental setback requirement.

4. Vehicular, Pedestrian, and Bicycle Connectivity. The site design must provide direct connections and safe street crossings to adjacent land uses and existing and proposed multi-modal transportation facilities. (Please refer to Chapter 18.115 TMC.)

a. Central Features and Plaza Space. Each retail establishment subject to these standards shall provide one square foot of plaza space per 10 square feet of building square footage by providing at least four of the following: patio/seating area, a mixture of areas that provide both sunlight and shade, trees (one tree per 500 square feet), pedestrian plaza with benches, transportation center, window shopping walkway, outdoor playground area, areas protected from wind and rain, community kiosk, water feature, art, self-supporting street clock, or other such deliberately planned area and/or a focal feature or amenity that, in the judgment of the city planner, planning commission, or city council, adequately enhances such community and public spaces. Any such areas shall have direct access to the public sidewalk network and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape. (See Figure 18.145.040-5.)

Figure 18.145.040-5. Center with Community Features

b. Delivery/Loading Operations. No delivery, loading, trash removal or compaction, or other such operations shall be permitted between the hours of 10:00 p.m. and 7:00 a.m. unless the applicant submits evidence that noise abatement strategies between all areas for such operations effectively reduce noise emissions to a level of 45 dB, as measured at the lot line of any adjoining property. (Please refer to Chapter 18.110 TMC for parking and loading design standards.)

c. Lighting. “Cobra” lights are prohibited. Historic, single-globe lights are strongly encouraged to create an enhanced streetscape that respects the traditional street lamp standard found in small towns, as well as contemporary “gooseneck” lights, which reflect the light downward. Lighting that meets or exceeds energy codes is also strongly recommended. Standards provided in Chapter 18.110 TMC shall also apply.

d. Signage. Please refer to Chapter 18.120 TMC.

e. Landscaping and Tree Retention. Please refer to Chapter 18.105 TMC. [Ord. 851 § 2; Ord. 817 § 8-3K.240, 2006.]

18.145.050 Application process.