City of Puyallup: Downtown Design Guidelines

Transcription

1 April 24, 2006 Ordinance 2851, Approved by Puyallup City Council on April 24, 2006 Prepared by: Cascade Design Collaborative, Inc.

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3 City of Puyallup Purpose: Applicability: The purpose of these Design Guidelines is to establish, consistent with the accompanying Vision Statement, a flexible framework for creating diverse and high quality commercial and mixed- use construction projects in CBD and CBD- Core zones. The Design Guidelines support the Puyallup Zoning Code (Title 20 PMC Code). The Municipal Code, coupled with related development standards, provide clear requirements for public rights- of- way, and site and building requirements such as setbacks, lot coverage, landscape buffers, signage, and allowable land uses. These Design Guidelines are meant to shape the form of structures and sites in downtown CBD and CBD- Core zones, paying particular attention to building design and materials. The Design Guidelines present a clear set of objectives for improving pedestrian areas and the quality and diversity of building designs as defined by the Goal and Intention statements and through graphic and photo illustrations. The Guidelines include examples for how these objectives can be met. Each element has an Intent statement followed by several graphic examples. Each category has only a few minimum dimensional requirements as well as illustrated examples of possible solutions. Exploration and innovation is encouraged. In the CBD and CBD- Core zones, new development projects (commercial or mixed use), or major reconstruction to existing buildings which involve at $150,000 of total improvement value and/or affect at least 25% of an exterior facade area which is visible to a street or adjoining property, shall comply with Design Guidelines. The developer/designer for a proposed project must use the guidelines as a framework in his/her design process. A schematic design package shall be submitted to the City concurrently with the land use permit for the proposed project (e.g., Preliminary Site Plan submittal). Projects qualifying for Design Review Board (DRB) review shall be forwarded to that body during the City development review process, other projects will be subject to design review by administrative staff. During the DRB review the proponent can request to substitute other design elements or design functions not identified in this document that create a building design that, in the review and assessment of the DRB, meets or exceeds the Goals and Intentions of this document. Proponents who wish to appeal a DRB decision shall request an opportunity to present to the Puyallup City Council. 1 DESIGN GUIDELINES: INTRODUCTION

4 City of Puyallup Vision Statement for the Downtown Downtown Puyallup is the Heart of the City. It is a vibrant, safe, and attractive environment of residential life, commerce, and entertainment that provides services, amenities, and activities for people of all ages. The downtown built environment is a compatible mix of historic buildings and complementary new buildings made of durable, high quality materials. Downtown Puyallup is pedestrian friendly environment that reflects Puyallup s unique personality of culture, history, and identity in its building design, mix of uses, and public spaces, amenities, and public art. 2 DESIGN GUIDELINES: INTRODUCTION

5 Document Organization: I: All Buildings A: Blank Walls B: Pedestrian Weather Protection C: Window Glazing D: Building Materials E: Corner or View Corridor Terminus Buildings F: Upper Floor Setbacks with Special Treatment Adjacent to Historic Buildings and/or Residential Zones G: Building Roofs H: Building Garages, Fire Exits & Non-Public Exits II: Small Projects I: Articulation J: Modulation K: Facade Features III: Large Projects L: Building Form and Massing M: Provision for Additional Exterior Public Space N: Facade Features IV: Historic Properties O: Articulation P: Modulation Q: Facade Features V: Parking Structures R: Garage Form and Massing S: Provision for Corner and Sidewalk Retail along Primary Street Frontages T: Facade Features VI: Transition Areas U: Overall Building Form V: Modulation W: Facade Features VII: Appendix X: Definitions Linkage to other Documents: The Design Guidelines augment other basic design and development requirements defined in the: Puyallup Comprehensive Plan Puyallup Zoning Code Puyallup Street Development Standards Puyallup Building and Construction Code Puyallup Surfacewater Development Standards 3 DESIGN GUIDELINES: INTRODUCTION

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7 GOAL: Allow flexible, innovative, and varied design opportunities through interesting architectural forms for commercial and mixed- use development(s) that will enliven the pedestrian experience. A B The following eight (8) criteria are required for all new and/or renovation projects: A. B. C. D. E. F. G. H. Blank wall treatments Pedestrian weather protection Window glazing Building materials Corner or view corridor terminus buildings Upper floor setbacks with special treatment abutting historic buildings and/or residential zones Building roofs Building garages, fire exits, and non- public exits C E D F G H 5 DESIGN GUIDELINES: ALL BUILDINGS

8 A: BLANK WALL TREATMENTS Improve the pedestrian experience by reducing the visual impact of blank walls through the use of embellishment, particularly along sidewalks. Small and/or display windows break up large wall areas Reduce perceived scale using accent bands and color variation GUIDELINES: Incorporate multiple materials and a varied layout within any facades containing walls without modulation over 30 feet in length or 400 sf in area to create visual interest, choose one: Add murals to firewalls/ blank party walls Variety of material types (2 minimum), color, texture and/or accents. Accent materials must cover a minimum of 20% of the area of the wall and may include glazing, relief artwork, or painted murals; or Painted murals for firewalls or party walls; or Vine wall or evergreen screen contained within a 3 feet minimum width planting bed. Metal or wood vine structure (trellis or wire/vine system) should be at least 7 feet high placed every 10 feet on center along length of wall. Each bed must be irrigated and planted with climbing vines and groundcovers sufficient to cover the trellis within three (3) years. 6 I: ALL BUILDINGS

9 B: PEDESTRIAN WEATHER PROTECTION Improve the downtown pedestrian experience through weather protection (improvements require City approval if within the right- of- way). GUIDELINES: Provide weather protection over pedestrian walkways; shall have a 5 feet minimum width with notches for street trees, light poles, etc. Extend canopies over main entrances a minimum of 8 feet from the face- ofbuilding or the width of the sidewalk, whichever is less. When transit stops are abutting the site, provide seating and weather protection as part of the facade and/ or sidewalk design (coordinate with Pierce Transit). Minimum of 40% of canopy shall be glazing. Provide continuous protective features to better define pedestrian areas and to promote pedestrian activities Not acceptable Create environments sheltered from inclement weather using covered pedestrian areas and seating opportunities 7 I: ALL BUILDINGS

10 C: WINDOW GLAZING Enhance street environment by requiring a majority of ground floor facade to be glazed while allowing for upper floor window variation. GUIDELINE: Provide 60% (non- reflective) glazing on major street frontages at the ground floor(s) of commercial and retail spaces. Use a variety of window sizes and framing solutions above the ground floor. Incorporate individual and/or groupings of windows to create horizontal or vertical articulation. Use a variety of window types, sizes, and framing mullions to add interest. Provide glazed doorways for safety and an open and inviting atmosphere. Use recessed or bay windows to create shadows and add interest to the facade. Add dimensional qualities to facades using recessed windows Group windows to modify perceived mass Use glazing at street level to create a more active and hospitable pedestrian environment Bay/bow windows provide facade accents Window groupings help organize facade elements Window frames/ groupings emphasize horizontal lines Utilize windows to create void space 8 I: ALL BUILDINGS

11 D: BUILDING MATERIALS Enhance building facade appearance and visually reduce building bulk by incorporating an appropriate variety of high- quality materials. GUIDELINE: Cover a minimum of 30% of the building facade area with each exterior material used (2 minimum), excluding glazing. Acceptable opaque material types include: brick, concrete (masonry or plank), plywood with trim accent elements, metal panels, stone, and wood (shingles or clapboards). No vinyl or plastic elements shall be used in the facade. Use high quality materials; incorporate vandal resistant elements and materials at the ground floor. Use a variety of materials to create scaled elements in the facade and reduce the visual mass of larger buildings. Add quality and longevity using durable materials at the street level Emphasize differences using color, texture and/or changes in material. Unify overall building composition using compatible colors and materials Note: Projects within the same street block face as a historic building should incorporate some of the design elements, materials and/or character evident in the historic project. 9 I: ALL BUILDINGS

12 E: CORNER OR VIEW CORRIDOR TERMINUS BUILDINGS Emphasize building elements at important pedestrian intersections and areas affording visual orientation opportunities (view corridor terminus) in order to improve wayfinding. Incorporate special building forms, building materials, signage, lighting, public plaza(s), and/or larger sidewalk areas at these key sidewalk locations, street intersections and urban locations. Emphasize street intersection with additional massing, lighting, signage, or special entry elements. GUIDELINES: Use prominent visual/physical form(s) to assist with wayfinding in the urban environment. Reinforce larger, important civic spaces and places through the articulation of building forms, elements, and massing. Highlight primary building entries to enhance areas at street intersections and orient users toward entries Utilize glazing and outdoor seating to increase security and activate abutting sidewalk areas 10 I: ALL BUILDINGS

13 F: UPPER FLOOR SETBACKS with special treatment abutting historic buildings and/or residential zones Integrate large new buildings into their surroundings by lessening structural bulk and massing. GUIDELINES: All buildings greater than three (3) floors or 36 feet, whichever is less, will setback for a minimum of 60% of the length on those facades facing streets or public spaces only at the second or third floor (depending on building height). The setback can incorporate exterior porches, balconies (minimum 6 foot depth), or other usable exterior spaces along the public street frontages to reduce the scale of the larger building and reduce shadows upon the sidewalk. * A building with a height greater than the street ROW width it fronts upon will also incorporate a setback either at the second level or top level of the building in order to reduce the sense of mass of the building. Add interest and flexibility into the building design using vertical offsets Vary vertical planes to better define building scale and reduce perceived mass Offset upper floors to create outdoor space opportunities 2nd floor setback 2nd and 3rd floor setbacks 3rd floor setback 11 I: ALL BUILDINGS

14 G: BUILDING ROOFS Reinforce the existing historic character of the City of Puyallup through the use of flat roofs (less than 3:12 pitch) and special cornice treatments. GUIDELINES: Incorporate a flat roof (less than 3:12 pitch) with cornice or parapet articulation in the overall building form. Secondary and/or ancillary building elements can have pitched, arched/bow roofs, and/or gable forms. Note: Flat roofs are optional for buildings in transitional zones (see Chapter 6). Use varied roof planes to manipulate light and shadow Separate buildings into smaller proportions using multiple roof types Reduce the overall massing of a building through varying cornice treatments CORNICE PARAPET BALCONY 12 I: ALL BUILDINGS

15 H: BUILDING GARAGE ENTRIES, FIRE EXITS & NON- PUBLIC EXITS Enhance public safety while reducing opportunities for vandalism. GUIDELINES: Provide screens, rolling doors, or other devices to reduce or eliminate small recessed/sheltered areas at non- public doorways where loitering and/or vandalism could occur. Incorporate Crime Prevention Through Environmental Design (CPTED) principles in the design of a building s ground level and surrounding site areas. Principles include: Eyes on the street for public surveillance, direct sight lines to building or garage entries, use of glazing in stairs and elevators, use of a variety of pedestrian and building lighting, minimize physical obstructions (over 30 inches tall or wide), eliminate dark garage or doorway refuge areas, and/or provide clean and inviting public spaces. Use screens and other architectural features to provide security and add visual appeal to the streetscape Reduce opportunities for loitering using a variety of door and other security devices 13 I: ALL BUILDINGS

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17 GOAL: Provide an architectural character that reinforces the ground floor retail activities, historic streetscape environment, and the overall character of Puyallup s older building forms. The following three (3) criteria are required for all new small projects and/or renovation of small projects, which are defined as buildings less than 4 floors and less than 10,000 square feet, before and after construction. I J I. J. K. Articulation of (pedestrian realm) ground level, historic cornice line, and/or roofline. Note: Pitched roof forms are permitted in transition areas. Modulation of building elements such as entries, porches, bay windows, etc. Facade features and variation (e.g., windows, building materials, color, lighting, etc.) * City staff to review small project proposals K 15 DESIGN GUIDELINES: SMALL PROJECTS

18 Incorporate multiple building features such as cornices, weather protection elements, signage bands, and other elements to reinforce the pedestrian scale, ground floor orientation, and visual continuity to abutting buildings. GUIDELINES: I: Articulation Reinforce the horizontal character of abutting structures using cornice and weather protection elements. Signage bands or stand alone signs can be standard flat sign panels or incorporated into a more artistic logo created through the use of sculptural elements (also refer to City of Puyallup Sign Code). Provide lighting to create an inviting and safe pedestrian environment. Allocate the majority of architectural articulation devices below the third floor for visual legibility and wayfinding opportunities. Utilize cornice forms to create shadow lines and strong edges to a building mass Provide weather protection and signage panels to define a clear pedestrian area along streets and storefronts Special lighting fixtures provide detail and add character to facades * Minimum Requirements: Select two building elements that emphasize the form/design of a building, or reinforce the pedestrian area below the cornice line of the building or at the pedestrian level. 16 II: SMALL PROJECTS

19 J: MODULATION OF BUILDING ELEMENTS (e.g., entries, porches, bay windows, etc.) Use modulation, in contrast to horizontal articulation, to reinforce the individuality of a smaller building along a street consisting of many storefronts. Modulation is defined as the design manipulation of larger building elements over 200 square feet or the size of a typical room. GUIDELINES: Use architectural forms/elements, such as porches, bay windows, oversized windows, recesses, intermediate cornice trim, and sloped or gable roof forms on minor elements, to help differentiate each project within a street and increase visual interest and building identity. Using the additional elements listed above, define the scale and reinforce the visual character of a building s mass/form. * Minimum Requirements: Incorporate a minimum of two (2) modulation elements in the overall building design. In this example, each element and subelement reinforces the building s overall vertical and modular form(s) In this example, the horizontal ground level form contrasts with the building s vertical elements A shared entry can sub- divide a larger building into two or more smaller units and accommodate topographic changes 17 II: SMALL PROJECTS

20 K: FACADE FEATURES (e.g., windows, building materials, color, lighting, etc.) Promote variation and freedom of design through the organization and articulation of various facade elements. Articulation is defined as the design manipulation of smaller building elements less than 100 square feet down to an element of one square foot. GUIDELINE: Provide articulation utilizing a variety of architectural adornment, such as adding whimsical elements, artistic elements, and/or details. Articulation may also include more intensive or expressive detailing of typical building elements, including but not limited to railings, window surrounds, hardware, and lighting. Group windows to reduce opacity and reinforce horizontal form Add dimensional qualities to facades using recessed windows Recessed balconies create interest and reinforce vertical elements Colored tile defines and expresses the base of the building Architectural elements can create interesting visual forms and enliven the streetscape * Minimum Requirements: Incorporate a minimum of the following on all primary facades: two (2) facade materials, two (2) types of window combinations, and two (2) different applied architectural elements, devices, or any combination of the above that creates visual interest. 18 II: SMALL PROJECTS

21 GOAL: Create an architectural form and character that responds to the smaller, older buildings in Puyallup while allowing additional height and density in the downtown. The following three (3) criteria are required for all new large projects and/or renovation projects of large projects which are defined as buildings that are 10,000 square feet and greater, either before or after construction: L. M. N. Building form and massing Provision for additional exterior public space, interior public galleria, or arcade space. Facade features and variation (e.g., windows, building materials, color, lighting, etc.) L M * Design Review Board to review all large project development proposals N 19 DESIGN GUIDELINES: LARGE PROJECTS

22 L: BUILDING FORM AND MASSING Promote new design opportunities, forms, and overall massing that support the vision of a dense, pedestrian friendly downtown through the incorporation of setbacks/offsets in building massing and/or horizontal modulation. Utilize changes in form, color, and materials to reduce perceived building bulk and mass Create pedestrian scaled environments at building edges using horizontal modulation GUIDELINES: Break large building into smaller masses, elements, and forms using horizontal or vertical offsets and/or changes in materials. If larger massing is necessary to satisfy the building program, changes in materials and variation in windows and other devices are required to reduce the scale of the larger building mass. Use bay windows or recessed/ extended porches to break up the building mass. * Minimum Requirements: Define a minimum of two (2) distinct volumes apparent within the overall building mass using modulations, setbacks, and/or materials consistent with the guidelines above. 20 III: LARGE PROJECTS

23 M: PROVISION FOR ADDITIONAL PUBLIC SPACE Balance the increase of building height and mass through additional public open space requirements. GUIDELINES: Create active, pedestrian friendly civic gathering spaces adjacent to large buildings for seasonal use and associated building activities. Enhance and expand upon pedestrian weather protection through the inclusion of seating areas and adjacent landscape features to create a lively civic outdoor environment. Arrange massing to offset increased height where feasible. Do not place civic spaces on the north side of multistory, large building projects. Utilize associated outdoor space(s) for retail/restaurant opportunities Expand sidewalk zones to create adaptive urban space(s) and multifunctional streetscapes * Minimum Requirements: Provide 5-10 % of a large building s total gross square footage of retail and commercial space to serve as exterior public plaza, expanded sidewalk zone(s), interior arcade, or galleria space. Use outdoor seating as a catalyst for placemaking, thereby increasing pedestrian activity along the street. 21 III: LARGE PROJECTS

24 N: FACADE FEATURES (e.g., windows, building materials, color, lighting, etc.) Promote variation and flexibility in design while requiring the appropriate detailing and embellishment of facade(s) to reduce the impacts of scale and size of a large building project. GUIDELINES: Articulate and expand the actual and perceived visual size of the building entry using glazing, unique materials, and/or distinct forms. Arrange windows into various groupings, either horizontally or vertically, to create larger facade elements that break up the overall mass of the building. Apply lighting, art elements, signage, and/or other design features to enliven ground floor pedestrian areas. * Minimum Requirements: Large buildings will incorporate three (3) facade materials on primary facade, three (3) types of window combinations, and three (3) different applied architectural elements, such as lighting, or any combination of the above that totals nine features. Creating distinctive entries provides each shop with a unique character and visual appeal along a street or within a courtyard setting as well as variation in window arrangement Architectural details provide scale elements, visual interest, and enrich the visual quality of building facades Include lighting and architectural accents at entries to increase safety and allow for easier orientation Provide exterior access to/ from each interior space to activate sidewalk areas 22 III: LARGE PROJECTS

25 GOAL: Promote the preservation and renovation of older buildings through proportioning of facades, emphasis on historic styles, detailing, application of facade materials, and attention to color palettes that are historic and/or replicate historic forms, elements and/or building character. Historic renovation(s) should also follow many of the guidelines identified in small building chapter except where the use of specific historic design patterns and elements are required. The following three (3) criteria are required for all new additions to and/or renovations to historic structures, which are defined as buildings constructed prior to 1946: O. P. Q. Articulation (pedestrian realm; historic cornice line; roofline) Modulation and form of building elements (e.g., entries, bay windows, porches, etc.) Facade features and variation (e.g., windows, building materials, color, lighting, etc.) O P *Design Review Board to review any proposal to remodel or construct an addition to an historic building that involves exterior alteration(s). Q 23 DESIGN GUIDELINES: HISTORIC PROPERTIES

26 O: ARTICULATION (pedestrian realm; historic cornice line; roofline) Maintain and reinforce the overall massing, form modulations, and roof forms of historic buildings while allowing projects to be restored and updated to current code requirements. GUIDELINES: Maintain overall repetition of dimensions and proportions/ratio of solid- to- void areas. Restore and/or reuse historic storefront design elements. Maintain the overall character and form of the historic structure through incorporation of vertical setbacks and/or horizontal modulations in the facade, bay windows, or other projections and/or recessed elements that respond to the dimensions and design forms of the original structure. *Minimum Requirements: Identify and incorporate dimensions and/or forms of the historic building for use in any new addition(s) to the structure. Identify and utilize distinct building elements to integrate new and old Unless the State Office of Historic Preservation finds that a canopy is not consistent with the historic nature of a building, integrate details, dimensions, and design elements consistent with the character of the historic structure into new weather protection elements Incorporate new entry features that reflect historic forms, modulations, and materials. Incorporate patterns, dimensions, and materials that are consistent with historic buildings of shared era and style found with the City of Puyallup 24 IV: HISTORIC PROPERTIES

27 P: MODULATION AND FORM OF BUILDING ELEMENTS (entries, porches, projected or recessed bays, etc.) Reflect and reinforce the overall modulation and forms of older buildings while allowing the project to be renovated. Continue the historic dimensions within a new building s elevation, including the detailing of lower floor levels and setback offsets for the upper floor levels. Match floor- to- floor dimension lines where feasible. GUIDELINES: Implement a facade modulation and dimensioning system, including detailed facade elements, that is consistent with the building s time period and its original design. Setbacks are required if the project includes additions (rooftop or building). New rooftop additions require a setback from the historic facade *Minimum Requirements: Maintain design forms, elements, and materials consistent with the historic building. When new elements are applied, such as the weather protection, the new building element may be modified as necessary to maintain the integrity of the historic architecture. Incorporate weather protection consistent with the original design intent of the restored historic building 25 IV: HISTORIC PROPERTIES

28 Q: FACADE FEATURES (e.g., windows, building materials, color, lighting, etc.) *NOTE: Insure that the intent of the State of Washington historic preservation requirements are met. Require the detailing and embellishment of new buildings to reflect historical building elements, such as brick, to provide consistency between building additions and historic structures while allowing limited variation and alteration of the overall historic design. GUIDELINES: Incorporate existing and/or similar materials in the historic building. Maintain similar detail patterns for window surrounds/areas, entries, base kick plates, cornices, and building corners. Incorporate similar graphic signage, lighting, and any applied detail and/ or ornamental elements. No mirrored or reflective glass permitted. Reflect the dimensions and bay spacing of buildings of similar era and style found within the City of Puyallup. New facade materials and designs should utilize the proportions and materials found on other historic buildings of similar era and style. *Minimum Requirements: Maintain and reinforce the historic character of a project by using appropriate materials, patterns, forms, and detailing of all elements of the building. 26 IV: HISTO

29 GOAL: Reduce the visual and physical impacts of multi- level garage structures through the establishment of active uses at the street level, and the use of various materials and forms in the structural facade(s). The following three (3) criteria are required for all new and/or renovation projects of parking garages of any size, stand alone or integral: R. S. T. Garage form and massing Provision for corner and sidewalk retail along primary street frontages Facade features, variation, and screening (e.g., windows, building materials, color, lighting, etc.) R S * Design Review Board to review all parking garage construction proposals T 27 DESIGN GUIDELINES: PARKING STRUCTURES

30 R: GARAGE FORM AND MASSING Allow garage structures to be efficiently designed while requiring the reduction of both perceived building bulk and views of the parked cars. GUIDELINE: Incorporate a variety of exterior materials and/or screening materials to reduce the view(s) of parked cars. Use high quality materials; incorporate vandal resistant elements and materials at the ground floor. Locate garage entry/exits behind retail and incorporate architectural elements into the structure to reduce the visual impact of the entry portal. Use exterior screening materials that reduce the visibility of the parked car while allowing air and light into the garage Locating garage structures behind retail uses and/or display window areas to improve the pedestrian environment and enhance safety * Minimum Requirements: Provide a combination of visual screening devices, material changes, and/or varied material textures to reduce the overall visual impact of the garage mass, bulk, and scale. 28 V: PARKING STRUCTURES

31 S: PROVISION FOR CORNER/ SIDEWALK RETAIL FRONTAGES AND SAFE GARAGE ENTRY LOCATIONS ALONG PRIMARY STREET FRONTAGES Activate ground floor space(s) along sidewalk areas with retail uses, and incorporate visual screening devices to screen parked cars and enhance pedestrian activity/safety. GUIDELINES: Primary garage elevator entry should be visible and accessible from the public sidewalk and the vehicular entry of the secondary street or alley right- of- way. Vehicular garage entries and vehicular service areas should be located on a building facade(s) facing away from the primary street. Glaze all stairwells and elevator shafts, and provide direct access to sidewalks. Incorporation of old and new materials help integrate a new garage into an historic district Locate garage entries behind retail uses to minimize visual impacts of parked automobiles Locate retail at important pedestrian zones to increase retail activity and safety around garage structures * Minimum Requirements: All garage building corners will have ground level retail uses. Ground floors facing sidewalks shall provide retail /commercial spaces, storefront windows, displays, and/or advertising boxes for a majority of its length. 29 V: PARKING STRUCTURES

32 T: FACADE FEATURES (e.g., windows, building materials, lighting, etc.) Add design elements to reduce visual impact of multiple levels and views of parked cars. Integration of garage and building design forms and materials reduces visual impacts of automobiles GUIDELINE: Incorporate various infill materials, screens, glazing, and/or other screening devices to allow light and air to penetrate into the interior of the garage while screening views of parked cars from public spaces and rights- of- way. Utilize similar materials, forms, and elements in both the garage and occupied portions of the building. * Minimum Requirements: Shield views of the parked automobiles from the sidewalk areas in all locations not covered under Guideline R: Garage form and massing. Not acceptable Provide screening options that allow light and air to penetrate the garage area while screening automobiles 30 V: PARKING STRUCTURES

33 GOAL: In buildings abutting or across from residential zones, incorporate scale elements, building forms, materials, and ground level detailing that reflect the character and design forms of the surrounding, smaller buildings. The following three (3) criteria are required for all new and/or renovation projects within transition areas. The Transition guidelines are in addition to the guidelines specific to the proposed project size and/or type. Transition areas are defined as areas of the CBD and CBD-Core that either directly abut or are directly across the street from a residential land use zone (except the RM- Core zone) and any site on an historic register: U. Building forms and elements that reflect buildings in the downtown CBD and CBD- Core V. Modulation of building elements such as entries, porches, bay windows, etc. W. Facade features (e.g., windows, building materials, color, lighting, etc.) * Design Review Board to review all projects in transition areas except for small projects, which are subject to staff review. 31 U V W DESIGN GUIDELINES: TRANSITION AREAS

34 U: BUILDING FORMS (elements that reflect existing buildings in the area) Implement height transitions and/ or setbacks abutting or across the street from smaller- scaled residential zones and/or designated historic structures. GUIDELINES: Taller and/or larger new buildings shall transition down to smaller existing buildings through the use of setbacks, architectural devices, and/ or repetition of building form and detailed design elements. New buildings that are across the street from older, smaller buildings may exceed the height of the older building by two floors, any additional floor shall be set back a minimum of 15 feet. Allow roof forms to respond to other roof forms along street (all building requirements for flat roofs may be waived in the Transition Zone upon City and/or DRB review). *Minimum Requirements: Provide a transition between larger and smaller buildings by using a combination of setbacks, incorporating smaller forms, and/or providing varied massing elements in the larger building. Incorporate forms and building elements found in existing older buildings into new, larger buildings. Reflect offsets in dimensions for horizontal elements, setback(s), and offsets between buildings. 32 VI: TRANSITION AREAS

35 V: MODULATION OF BUILDING ELEMENTS (entries, porches, windows, etc.) Offsets allow for grade separation and floor- tofloor height changes. Reflect and incorporate portions of the overall massing and/or form of older buildings while allowing larger projects to be constructed. GUIDELINES: New, larger projects have the following options for establishing a transition to adjacent, older, and smaller structures that abut or are directly across the street. Detailing of new projects should incorporate 2-3 forms, materials, details, and/or other building elements present in adjacent transitional zones to achieve consistency along street frontages. Incorporate horizontal or vertical dimensions, and/or proportions that reference or reflect older existing buildings within the block. Incorporate scale elements in the new building form(s) and/or elements that can be seen in older existing buildings within the CBD zone. *Minimum Requirements: Provide a transition between old and new buildings by matching or accepting some shared building elements and architectural features. 33 VI: TRANSITION AREAS Incorporate offsets and setbacks in response to existing older buildings. Utilize horizontal banding in new buildings to highlight setbacks and continue prominent lines from abutting historic buildings.

36 W: FACADE FEATURES (windows, building materials, color lighting, etc.) Promote variation in design expression through detailing and embellishment of the facades to create shared patterns between old and new buildings. Utilize roof form and building pattern to reinforce consistency along street frontages GUIDELINES: Incorporate similar materials, dimensioning, and/or forms. Incorporate similar building elements and/or details. At the storefront/first floor level, reflect physical pattern(s) or elements of abutting existing building(s) within the newer, larger building. Utilize the location(s) of existing building setbacks to inform the location of offsets, modulations, and setbacks of new buildings. *Minimum Requirements: Identify 2-3 architectural elements or dimension lines that tie older, existing buildings to new buildings. 34 VI: TRANSITION AREAS

37 X: DEFINITIONS Abut/abutting Arcade Arched or Bow Roof Articulation Corridor Terminus or Terminus Building Crime Prevention Through Environmental Design (CPTED) Design Guidelines Façade Features Galleria A building or object that is directly next to another building or property. An exterior walkway that is covered above by building floors and/or a continuous series of porches or a roof form, not just a roof element. A roof form that is not a plane or a constant slope/pitch and resembles a curved form. The design and/or detailing of architectural elements (cornice, grouping of windows, material bands) that create visual interest and embellishes the façade. A building or a space (park or plaza) or built element (large sculpture) that is located at the end of a vista or view along a street or corridor and terminates the view. A series of design and planning principles that identify design actions which, when applied, have the potential for reducing criminal activity and improving quality of life. These principles incorporate both physical and non- physical patterns within the design of a site or building. A set of design goals, elements, intentions and/or design directions, which often are divided into chapters that describe building types, building size and city districts. The Design Guidelines define a set of particular design directions or concepts that identifies a broad set of design patterns, building characteristics or forms for a particular community/place. Building elements within a façade including, but not limited to, windows, doors, art elements, awnings, signs, light fixtures, and planter boxes, as well as changes in materials that create distinctive areas/forms within a façade. A large and open interior public space within a building, typically open to the roof, and which often has pedestrian circulation on the upper floors facing into the interior space. 35 IIV: APPENDIX

38 Glazing Historic Cornice or Intermediate Cornice High Quality Materials Historic Character Mass/Massing/Visual Mass/ Building Bulk Modulation Party Wall Pedestrian Realm Roof Plane Schematic Design Package Glass or mostly transparent material such as plastics, resins, etc. The area of a building where the roof and façade planes intersect, or where an intermediate floor plane and façade intersect, and which is typically embellished to articulate the top or intermediate floor elevation behind the façade, respectively. Durable, long- lasting, vandal resistant materials. The design forms, elements, details and materials that were used in the construction of a building at a particular time in history. The overall three- dimensional volume of a building. The recessing back or projecting forward of a portion of a building face or roof within specified intervals of building width and depth, as a means of breaking up the apparent bulk of the building s continuous exterior walls. A wall that is shared by or that separates two abutting buildings and that typically serves as a firewall. The sidewalk, streetscape, and larger visual landscape or cityscape that is visible to a person from a particular vantage point. The location of a roof, which is flat and/or is defined by its slope/pitch, relative to the ground or first floor of a building. A set of architectural drawings supported by other documents required by the city that includes; an overall site plan and block plan; all building façade elevations - rendered; a floor plan for each floor; a roof plan; and typically two to three full building sections that clearly describe the design intent, materials to be used, dimensions, and other design elements to be provided (such as exterior lighting, awnings, signage and/or other exterior features). 36 IIV: APPENDIX

39 Setback (vertical offset, vertical planes, wall plane setback ) Solid- to- void Area Special Treatment Department of Archaeology and Historic Preservation (DAHP) Vine Wall Visual Continuity Visual Legibility Visual Orientation/ Wayfinding A change or modulation in the location of vertical planes of a building façade relative to property lines and/or foundation location. A dimensional and square foot area composed of repeated (often similar) building elements such as windows, that creates a distinctive pattern within a building façade. The incorporation of specific design elements such as landscaped decks, terraces, porches, and/or the embellishment of the façade through the use of different materials within the façade to further articulate the space between two buildings or masses. State of Washington Department of Archaeology and Historic Preservation in Olympia, Washington. A fence or trellis structure that allows vines to grow and intertwine themselves around the mesh to provide a vegetative screen. A repetition of building elements, dimensions, or other characteristics that provides common patterns or thematic elements that are shared or visible within a group of buildings, along a street, or around a park or plaza. The use of repeated building elements, forms, signs, lighting elements, etc., that are easily visible and that identify or define a particular place, neighborhood, street, or district within a larger urban environment. Use of a series of visual cues and/or clues to locate oneself and one s destinations within an urban environment, campus environment, or large building complex. Such cues may include signage and other graphic communication, clues inherent in a building s spatial grammar, and logical space planning, as well as audible communication, tactile elements, and provisions for special needs users. 37 IIV: APPENDIX

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