The intent of the following standards is to encourage creative and innovative design of uses and structures that are harmonious with each other and to protect the value of buildings and property. It is recognized that the quality of architecture and building construction is important to the preservation and enhancement of building and property values, prevention of the physical deterioration of buildings, and the promotion of the image of the community and the general welfare of its citizens. In recognition of these factors, the following architectural review principles, criteria, and review guidelines are established:
a. Building Facade.
1. Plain, monolithic structures with long walls and roof plane surfaces are discouraged.
2. Each building facade shall incorporate design elements such as changes in color or texture; projections, recesses, and reveals; arcades or pergolas providing pedestrian interest; or equivalent elements that subdivide the wall into human scale proportions.
3. Building facades shall have highly visible customer entrances that feature canopies, overhangs, arcades, distinctive roof forms, arches, display windows, or landscaped features. Primary entrances should face streets on which they are located.
4. Buildings shall have well defined rooflines with attention to architectural detail.
b. Building Scale.
1. Wherever feasible, buildings shall be designed to provide massing configurations with a variety of different wall planes.
2. Where applicable, building mass shall be broken by dividing it into smaller components and creating functional open space and pedestrian oriented areas between buildings.
c. Screening.
1. Site design and development should consider impacts of noise and light on adjacent properties.
2. Where landscaping is used as screening it shall be opaque year round.
3. Plant materials shall be chosen which are indigenous, moderately fast growing, and require minimal maintenance.
4. The landscape design shall incorporate the entire site and consist of a palette of plants with year round appeal which might include annuals, perennials, shrubs and trees pursuant to Chapter 1131 of the Zoning Code.
5. Landscape screening shall be of a height and density so that it provides the full desired effect within three (3) growing seasons.
d. Service and Mechanical Equipment Areas.
1. The location of service areas and mechanical equipment shall be considered as part of the overall site design.
2. Service areas and mechanical equipment shall be screened from public view.
3. Screening shall be architecturally integrated for all utilities service entrance equipment. All ground-mounted equipment shall be screened from public view by a wall of material similar to the buildings or landscaping, equal to or greater in height than the height of the mechanical equipment.
4. Buildings shall not be designed or oriented to expose loading docks, service areas, HVAC elements, garbage dumpsters, or non-residential overhead doors to the public rights of way. Exceptions may be allowed if acceptable buffering is included.
5. Buildings adjacent to residential areas shall not be designed or oriented to expose HVAC elements, garbage dumpsters, or non-residential overhead doors towards the adjacent residential areas. Exceptions may be allowed if acceptable buffering is included.
6. Screening of roof-mounted equipment. All roof-mounted equipment that rises above the roofline of any building or structure shall be screened from view of any public street or adjacent residential area with a building material consistent and compatible with the building.
e. Streetscape Improvements.
1. A streetscape plan shall be submitted for the entire site. The Streetscape Plan shall address the relationship between vehicular and pedestrian traffic, pedestrian facilities, street and sidewalk lighting, landscaping, street furniture, trash receptacles, and transit stops.
2. The design of streets, pedestrian ways, landscaping, lighting, and street furniture shall be coordinated and integrated throughout the site.
3. Vehicular streets and driveways shall be designed to be compatible with pedestrian ways to encourage a pedestrian friendly environment. The width of streets shall be sensitive to pedestrian scale, and shall be minimized to avoid overwhelming that pedestrian scale while allowing for efficient vehicular traffic flow.
4. Site furnishings such as benches, seating, trash receptacles, bike racks, lighting fixtures, and tree grates shall be addressed in the Streetscape Plan.
f. Pedestrian Access and Circulation.
1. The site shall be connected to adjacent properties and pedestrian facilities to the maximum extent feasible.
2. A coordinated pedestrian system shall be provided between the primary entrances to buildings, all parking areas that serve the buildings, pedestrian facilities on adjacent properties that extend to the boundaries shared with the entire site, any public sidewalk along perimeter streets, or other community amenities or gathering spaces.
3. Decorative sidewalks, such as brick pavers, are encouraged at key intersections or streets.
4. Street furniture or other amenities are encouraged, such as plazas, benches, and decorative pedestrian light fixtures.
5. Open and public areas should be provided as a mixture of green space landscaping and hardscape pedestrian areas of the site area.
g. Vehicular Circulation and Access.
1. Street designs are encouraged to incorporate traffic calming devices and techniques including curving streets, roundabouts, texture changes, etc.
2. Common or shared access points are encouraged.
3. Circulation systems shall be designed to efficiently facilitate traffic flow, yet designed to discourage speeds and volumes that impede pedestrian activity and safety.
4. To the maximum extent feasible, common or shared service and delivery access shall be provided between adjacent parcels or buildings, and provided to the rear of buildings.
5. The developer as part of the site plan review process shall provide traffic impact studies when requested by Planning Commission.
h. Lighting.
1. Building and signage lighting must be indirect, with the light source(s) hidden from direct pedestrian and motorist view.
2. Outdoor lighting of a building parking area, or signage, shall be directed so as not to directly shine on adjacent properties.
3. Any lighting used to illuminate any off-street parking and loading area shall be arranged to direct light away from adjoining premises.
4. Under canopy lighting (such as service station pump canopies) shall be flush mounted to provide down lit illumination and shall not be of such intensity as to cause interference with vision of persons on public streets or in residential districts.
5. All lighting shall be shielded from adjacent residential districts.
(Ord. 2006-34. Passed 2-7-06.)