§ 21.32.230. Design of buildings.

All new and remodeled commercial buildings shall comply with the following design criteria:

A.

Architectural Themes. Architectural themes, modules and materials present on the main facade of the building shall be used on all other facades.

B.

Change of Material. Each side of a building must contain a primary and an accent material, and the accent material(s) must cover not less than ten percent (10%) of the facade.

C.

Building Finished Grade. All new commercial buildings requiring site plan review shall have the first habitable floor level not more than four feet (4′) above grade within the front thirty feet (30′) of the lot.

D.

Special Development Standards For CNP, CNA and CNR Districts. All new and remodeled commercial buildings in the Neighborhood Commercial zoning districts shall comply with the following design standards. Alternative designs may be approved through Site Plan Review. Site Plan Review is required for exterior remodeling of fifty feet (50′) or more of building frontage.

1.

Exterior Design. Exterior elevations should be designed with extensive articulation to create visual interest and enhance pedestrian activity along the site. Three dimensional (3-D) elements such as cornices, pilasters and structural bays should be used to break up the facade planes. Ground floor facades should be distinguished from upper floors by cornices, changes of material and/or other architectural devices. Facades wider than fifty feet (50′) should be designed with a modular expression that breaks the facade scale to a width of fifty feet (50′) or less.

2.

Street Wall. At least two-thirds ( 2/3 ) of the front building facade should be located at the front property line. This does not apply in the CNA and CNR districts.

3.

Windows. Ground floor windows should comprise at least two-thirds ( 2/3 ) of the area of the ground floor front facade. Such glass should be clear with an exterior daylight reflectance of not more than eight percent (8%). Ground floor wall sections without windows should be not more than five feet (5′) in width.

4.

Entrances. Entrances should comprise no more than one-third ( 1/3 ) of the width of the ground floor facade. Entrances should be recessed no more than five feet (5′) in depth and should be located no more than fifty feet (50′) apart.

5.

Awnings. Store front awnings are encouraged. Awnings should be placed below the ground floor cornice (or below the sills of the second story windows if no cornice exists). Awnings should be divided into sections to reflect the major vertical divisions of the facade.

(Ord. C-7729 § 6, 2001: Ord. C-6684 § 42 (part), 1990: Ord. C-6533 § 1 (part), 1988)