Skip to main content
Loading…
This section is included in your selections.

A. Commercial Uses and Zones. These standards are intended to create an attractive and functional environment for commercial uses, improve vehicular and pedestrian circulation, and upgrade the City’s visual appearance in commercial zones.

1. Commercial Site Design Objectives.

a. Streets in commercial zones should provide sidewalks and pedestrian amenities, but also accommodate vehicular access to businesses. Buildings should be pedestrian-oriented with ground floor retail sales or service uses, and should orient major entrances, display windows and other pedestrian features to the right-of-way. A consistent and unified setback pattern is desired. Commercial buildings in the Central Business District, the Lakewood Station District and Tillicum should be sited as close to the primary street frontage as possible with consideration given to the location and context of other buildings in the immediate vicinity to create consistent street walls at a scale appropriate to the district. Setback exceptions may be made for public spaces adjacent to a building that provide for pedestrian amenities such as a special entry, pedestrian plaza, outdoor dining, or a garden space associated with residential uses. The setback area should not be used for parking.

b. Surface parking should be provided in courtyards, to the side, or behind buildings.

c. Natural amenities such as views, significant or unique trees, creeks, riparian corridors, and similar features unique to the site shall be preserved and incorporated into the design. Natural topography shall be emphasized, rather than obscured or eliminated. Siting or massing of buildings should preserve public views of Mount Rainier and/or other significant natural features of the landscape.

d. Pedestrian-oriented spaces, amenities and corridors should be incorporated in the overall site design. Pedestrian areas shall be easily accessible, clearly visible and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure.

e. Provide pedestrian walkways connecting all business entries within a business complex or on the same development site. Pedestrian connections should be provided between properties to establish pedestrian links to adjacent buildings, parking, pedestrian areas and public streets.

f. Multiple buildings on the same site should incorporate public spaces, formal or informal. The buildings should be integrated with site elements such as plazas, walkways and landscaping with pedestrian pathways, to provide clear view to destinations and to create a unified campus-like development.

g. Provide pedestrian walkways through parking lots. Pedestrian pathways and pedestrian areas shall be delineated using a variation in pavement texture and color and protected from abutting vehicle circulation areas with landscaping or by being raised above the driving surface level. Paint striping on asphalt as a method of delineation is not encouraged. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. The pathway shall be at least six (6) feet wide exclusive of bumper overhangs. Pedestrian routes through parking lots shall be distinctively marked using vertical and/or horizontal design elements, such as special paving of brick, colored stamped concrete, cobblestone and/or raised sidewalks. Crosswalk designs shall include caution signs for motorists. Include pedestrian amenities such as benches, trash containers, and planters where appropriate. In large parking lots, a pedestrian walkway shall be provided at least every one hundred fifty (150) feet. All walkways shall be integrated with the landscape plan and provide adequate sight distance to ensure a clear view of pedestrians and vehicles. Separate service vehicle access and loading zones from pedestrian areas where possible.

h. Safe pedestrian routes and barrier free access must be provided from the building to trash enclosures and adjacent sidewalks.

i. Service and loading areas shall be designed in accordance with the general criteria outlined in LMC 18A.70.050(B).

j. Grocery stores and large retailers shall provide shopping cart collection areas within the parking areas. The collection areas shall be evenly spaced and shall provide easy access and safety features.

k. Weather protection for pedestrians shall be provided as outlined in LMC 18A.70.050(C).

l. Blank walls shall be treated as described in LMC 18A.70.050(E).

m. Drive through facilities shall be designed in accordance with LMC 18A.40.050(B)(3).

2. Commercial Building Design. The intent of this section is to encourage building design that is appropriate to the site and that becomes a positive element in the architectural composition of the City.

a. Architectural Consistency. Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures. Buildings should be of appropriate height, scale, and design so as to be generally consistent with those existing permanent neighboring developments that are consistent with the code. An effort should be made to provide architectural and site design elements that help the building or development relate to broader architectural themes and design elements of the surrounding area and the City in general. Adjacent structures that are not in conformance with this code shall be considered to be transitional.

b. Architectural Scale. To create a commercial height and appearance, the minimum floor-to-floor height should be fourteen (14) to fifteen (15) feet for ground floor retail/office/service uses. Large buildings must provide design elements to reduce the appearance of bulk as required by LMC 18A.70.050. Building forms on structures two (2) stories in height or greater shall incorporate a base, middle, and a top. The base should contain the greatest amount of architectural detail, the middle should have relatively fewer details and forms, and the top should have a cornice or other distinctive form.

c. Building Design Details. Use of architectural details and high-quality materials upgrade the visual attractiveness of new development both close up and at a distance. Decorative elements should be suitably scaled and related to the building concept. The following guidelines shall apply:

i. High-quality compatible building materials shall be used. Use of metal, plastic, plywood, sheet wood products or fiberglass as an exterior siding material is discouraged.

ii. If metal siding is permitted, the building design should include visible window and door trim painted or finished in a complementary color, corner and edge trim that cover exposed edges of the metal panels, accent bands to provide visual relief to the wall plane, and significant trim elements (such as wainscoting or corner quoins) of natural materials such as brick, stone, or wood.

iii. If concrete blocks, such as concrete masonry units or cinder blocks, are used for walls, the block construction shall be architecturally treated in one or more of the following ways:

(a) Textured blocks with surfaces such as split face or grooved.

(b) Colored mortar and use of several colors of block.

(c) Other masonry types such as brick, glass block or tile in conjunction with concrete blocks.

iv. The following materials are prohibited in locations visible from a public street or residential zone:

(a) Mirrored, darkly tinted, or reflective glass on the ground floor.

(b) Corrugated fiberglass or metal.

(c) Chain-link fencing without a colored coating of plastic, vinyl or a decorative finish other than paint, except for a temporary purpose such as a construction site.

v. Roof-mounted service equipment shall be screened from view. Screening used should ensure that the roofscape is an integral part of the design concept with respect to form, materials and color. Special attention shall be given in those areas where the roofs can be seen from adjacent roadways.

3. Commercial Landscape Design. The intent of this section is to encourage landscape design that will enhance the pedestrian environment and complement building and site design using plant species that are of low maintenance, resistant to drought and otherwise appropriate for conditions within the zoning district. Landscaping must comply with the specific requirements of Chapter 18A.70 LMC, Article II.

a. Landscape Components. Landscape plans for commercial development should provide for:

i. Streetscape Landscaping. This includes the landscaping integrated with streetscape improvements including street trees, “splash strips” between the curb and sidewalk, and landscape areas around pedestal signs.

ii. Perimeter Landscaping. This includes landscape strips required around the perimeter of the commercial property.

iii. Building Base Landscaping. Landscaping around the base of a commercial building to soften the building elevation, provide a visual base to the building, and to provide shade to address solar gain issues.

iv. Parking Lot Landscaping. Landscaping to provide visual relief and shade to parking areas. This includes landscape islands and other landscaping within parking areas.

v. Screen Landscaping. Special landscaped areas to visually screen loading areas, activity areas, garbage collection areas, etc.

b. Landscape Design Objectives. The applicant should consider the following design objectives when creating a landscape plan for commercial projects:

i. Landscaping should be used to beautify the project site and provide a more inviting and attractive environment for potential customers. Healthy and well kept landscaping projects an image of well-being, permanence, commitment to the community, and a sense of place.

ii. Significant trees shall be retained within the landscape buffer perimeter around the site, pursuant to Chapter 18A.70 LMC, Article III. Significant trees shall be retained and incorporated into the landscaping and open space areas on the site, whenever possible.

iii. All walkways should be integrated with the landscape plan. Landscaping shall provide adequate sight distances and visibility for vehicles and pedestrians.

iv. Highlight significant site features and define the function of the site, including parking, circulation, entries, open space, and activity areas.

v. Highlight Principal Entrances to Sites with Seasonal Plantings Arranged in a Gateway Effect. Consider containers planted with seasonal flowers. Use landscaping to accentuate signage.

vi. Use building foundation plantings to provide visual softening of those portions of the building visible to the public, and a transition between the vertical planes of structures and the horizontal planes of the site.

vii. Landscaping shall generally be located on the outside of any fencing that is otherwise provided so that the public view of the fence is softened by the landscaping.

viii. Landscape patterns and themes should be used to unify different areas within a single or multi-tenant project site.

ix. All areas not covered by buildings should be paved or landscaped, including areas of the road right-of-way between the property line and the traveled roadway. Gravel is only permitted where it is shown to be the most appropriate surface material for the proposed use of an area.

4. Commercial Site Furnishings. Incorporate outdoor furniture, fixtures, and streetscape elements into the site design that enhances and complements the commercial functions of the site. Miscellaneous structures and street furniture should be designed to be part of the architectural design and landscape. The following guidelines shall apply:

a. Use lighting, freestanding signs, trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone booths, fencing, or other outdoor furniture or streetscape fixtures in the site design to create and define public spaces. Exterior lighting shall comply with LMC 18A.60.095.

b. Use high-quality, durable and easily maintained materials in site furnishings and features that discourage defacement. Furnishings that are easily removed or do not portray an image of care invite vandalism and misuse.

c. Use safety materials, such as nonslip walkway surfaces.

d. Locate site furnishings to maximize visual surveillance of the area by residents, pedestrians and passing vehicles to minimize covert activities in the space and lessen risks to public safety.

5. Commercial Lighting. Exterior lighting shall comply with LMC 18A.60.095. Provide adequate lighting levels in commercial areas for safety and to project a feeling of activity at night. Special attention should be given to building entries, along walkways, parking areas, and other public areas. Provide a lighting plan that demonstrates compliance with the following principles:

a. Provide an overlapping pattern of light and lighting levels designed to allow pedestrians to identify a face fifteen (15) yards away, generally at least three (3) footcandles. Adequate lighting reduces anonymity and gives pedestrians an opportunity to choose another route.

b. Lighting standards along pedestrian pathways and in other pedestrian areas shall not exceed fifteen (15) feet in height and shall be spaced no greater distance than two (2) times the height of the lighting standards used. Lighting poles and standards in parking lots and in other areas may be up to twenty-five (25) feet in height; provided, that all other lighting requirements are met. High pressure sodium lights are preferred for general outdoor lighting purposes in the City.

c. Provide lighting at consistent lumens with a gradual transition to unlighted areas. Avoid highly contrasting pools of light and dark that can be temporarily blinding.

d. Floodlighting of building elevations is encouraged, particularly to emphasize buildings with strong architectural form. Building lights should be ground-mounted within landscaped settings, or mounted on the building itself. Colored and/or decorative lighting is encouraged to accentuate architectural and commercial themes.

e. Provide adequate lighting at all building entrances, exits and corridors between buildings, generally at least three (3) footcandles during active use, especially where doors are recessed. Appropriate lighting levels shall be provided in all loading, disposal, storage, and circulation areas.

f. Confine site lighting to the project site. Use shields or other methods to eliminate glare on adjacent properties or towards the sky.

g. Place light posts and standards so that they do not create hazards for pedestrians or vehicles.

h. Indicate specific lighting levels in each lighted area.

B. Industrial Uses and Zones. These standards are intended to create an attractive and functional environment for industrial uses, improve vehicular circulation and upgrade the City’s visual appearance in industrial areas.

1. Industrial Site Design Objectives. Industrial development shall present a neat and orderly facade to the street with appropriate and potentially separate provisions for pedestrian, visitor and passenger automobile traffic. Truck and service vehicle traffic shall be directed away from pedestrian and passenger automobile traffic to an area screened from the general public. Operational and storage components of the use shall also be screened from the general public.

a. Streets in industrial zones should provide pedestrian-oriented amenities, but primarily accommodate vehicular access to businesses. Street frontage improvements should be designed to specifically provide for large trucks and service vehicles.

b. Facility frontages should be developed to improve the visual image of the industrial areas of the City. Landscaping and streetscape improvements should be constructed so as to provide a pleasing visual presentation, identify the general boundaries of the property and direct different types of traffic onto the site. Streetscape plantings should allow for sightlines to view the main facade of the building while screening parking areas and loading areas.

c. Storage, fleet parking and operational activities on the site should be screened from the public right-of-way by the building if possible. Such areas should otherwise be screened from the right-of-way and other properties by fencing and landscaping.

d. Access driveways at property lines should be separated from the interior side lot line by a minimum five (5) foot wide landscape buffer. If a larger planter strip is required by another section of this code, then the larger planter width shall be required.

e. Service and loading areas shall be designed in accordance with the general criteria outlined in LMC 18A.70.050(B).

f. Weather protection for pedestrians shall be provided as outlined in LMC 18A.70.050(C).

g. Blank walls shall be treated as described in LMC 18A.70.050(E).

2. Industrial Building Design. The intent of this section is to encourage building design that is appropriate to the site and that becomes a positive element in the architectural composition of the City.

a. Architectural Consistency. Individual buildings should have a distinct corporate identity and quality architectural appearance. Both office portions and industrial plants should be unified by the architectural treatment. Where this is not possible, the office portion should be designed as an architectural focal point with a neutral background of industrial architecture. An effort should be made to provide architectural and site design elements that help the building or development relate to broader architectural themes and design elements of the surrounding area and the City in general. Adjacent structures that are not in conformance with the code should be considered to be transitional.

b. Architectural Scale. Large buildings should provide design elements to reduce the appearance of bulk. Specific requirements for large building articulation are contained in LMC 18A.70.050(A).

c. Building Design Details. Use of architectural details and high-quality materials upgrade the visual attractiveness of new development both at close range and at a distance. Decorative elements may be quite simple provided they are suitably scaled and related to the building concept. The following guidelines shall apply:

i. High-quality compatible building materials shall be used. Use of metal, plastic, plywood, sheet wood products or fiberglass as an exterior siding material is discouraged.

ii. If metal siding is permitted, the building design should include visible window and door trim painted or finished in a complementary color, corner and edge trim that cover exposed edges of the metal panels, and accent bands to provide visual relief to the wall plane.

iii. If concrete blocks, such as concrete masonry units or cinder blocks, are used for walls, the block construction shall be architecturally treated in one or more of the following ways:

(a) Textured blocks with surfaces such as split face or grooved.

(b) Colored mortar and use of several colors of block.

(c) Other masonry types such as brick, glass block or tile in conjunction with concrete blocks.

iv. The following materials are prohibited in locations visible from a public street or residential zone:

(a) Mirrored, darkly tinted, or reflective glass on the ground floor.

(b) Corrugated fiberglass or metal.

(c) Chain-link fencing without a colored coating of plastic, vinyl or a decorative finish other than paint, except for a temporary purpose such as a construction site.

v. Roof-mounted service equipment shall be screened from view. Screening used should ensure that the roofscape is an integral part of the design concept with respect to form, materials and color. Special attention should be given in those areas where the roofs can be seen from adjacent roadways.

3. Industrial Landscape Design. The intent of this section is to encourage landscape design that will provide for a positive visual image to the public and screen operational activities from public view. Industrial facilities should use plant species that are low maintenance, resistant to drought and otherwise appropriate for conditions within the zoning district. Landscaping must comply with the specific requirements of the Chapter 18A.70 LMC, Article II, Landscaping.

a. Landscape Components. Landscape plans for industrial development should provide for:

i. Streetscape Landscaping. This includes the landscaping integrated with streetscape improvements including street trees, “splash strips” between the curb and sidewalk, and landscape areas around pedestal signs.

ii. Perimeter Landscaping. This includes landscape strips required around the perimeter of the industrial property. Landscaping should provide an effective visual screen where appropriate to block views of storage, loading, fleet parking and operational activities.

iii. Building Base Landscaping. Landscaping around the base of the public facade to soften the building elevation, provide a visual base to the building, and to provide shade to address solar gain issues.

iv. Parking Lot Landscaping. Landscaping to provide visual relief and shade to parking areas. This includes landscape islands and other landscaping within parking areas.

v. Landscape Screening. Special landscaped areas to visually screen loading areas, activity areas, garbage collection areas, etc. Landscape screening elements are particularly important for industrial projects.

b. Landscape Design Objectives. The applicant should consider the following design objectives when creating a landscape plan for industrial projects:

i. Landscaping should be used to beautify the project site and provide a more inviting and attractive environment for employees and customers. Healthy and well kept landscaping projects an image of well-being, permanence, commitment to the community, and a sense of place.

ii. Significant trees shall be retained within the landscape buffer perimeter around the site, pursuant to Article III, Tree Preservation, of this chapter. Significant trees shall be retained and incorporated into the landscaping and open space areas on the site, whenever possible.

iii. Landscaping shall provide adequate sight distances and visibility for vehicles and pedestrians.

iv. Highlight significant site features and define the function of the site, including parking, circulation, entries, open space, and activity areas.

v. Highlight principal entrances to sites with seasonal plantings arranged in a gateway effect. Consider containers planted with seasonal flowers. Use landscaping to accentuate signage.

vi. Use building foundation plantings to provide visual softening of those portions of buildings visible to the public.

vii. Landscape screening is required to block industrial activities, storage areas, fleet parking areas and other unsightly elements from public view. Landscape screening should be both tall enough and robust enough to effectively block visual access to these areas of the site.

viii. Landscaping shall generally be located on the outside of any fencing that is otherwise provided so that the public view of the fence is softened by the landscaping.

ix. Landscape patterns and themes should be used to unify different areas within a single or multi-tenant project site.

x. All areas not covered by buildings should be paved or landscaped, including areas of the road right-of-way between the property line and the traveled roadway. Gravel is only permitted where it is shown to be the most appropriate surface material for the proposed use of an area.

4. Industrial Lighting. Exterior lighting shall comply with LMC 18A.60.095. Provide adequate lighting levels in industrial areas for safety and security. Special attention should be given to building entries, along walkways, parking areas, and other public areas. Provide a lighting plan with:

a. An overlapping pattern of light and lighting levels should be provided in parking lots and other public areas to allow pedestrians to identify a face fifteen (15) yards away, generally at least three (3) footcandles. Lighting standards in such areas should not exceed fifteen (15) feet in height and shall be spaced no greater distance than two (2) times the height of the lighting standards used. Adequate lighting reduces anonymity and gives pedestrians an opportunity to choose another route.

b. Lighting poles and standards in loading and operational areas may be up to thirty-five (35) feet in height; provided, that all other lighting requirements are met. Shielded downlighting shall be used to prevent light trespass onto other properties. High-pressure sodium lights are preferred for general lighting purposes in the City.

c. Lighting at consistent lumens with a gradual transition to unlighted areas. Highly contrasting pools of light and dark can be temporarily blinding and should be avoided.

d. Floodlighting of building elevations to emphasize buildings with strong architectural form is encouraged. Building lights should be ground-mounted within landscaped settings, or mounted on the building itself.

e. Adequate lighting at all building entrances, exits and corridors between buildings, generally at least three (3) footcandles during active use, especially where doors are recessed. Appropriate lighting levels shall be provided in all loading, disposal, storage, and circulation areas.

f. Place light posts and standards so that they do not create hazards for vehicles.

C. Multifamily Residential Uses and Zones. These standards are intended to create an attractive and enjoyable environment for multifamily residential uses, improve vehicular circulation and upgrade the City’s visual appearance in high-density residential areas.

1. Required Multifamily Site Design and Building Design Elements. These standards are in addition to other development standards applicable under this article or other chapters of the code. Exterior lighting shall comply with LMC 18A.60.095.

a. Significant trees shall be retained within the landscape buffer perimeter around the site, pursuant to Article III, Tree Preservation, of this chapter. Significant trees shall be retained and incorporated into the landscaping and open space areas on the site, whenever possible.

b. Buildings shall be designed to have a distinct “base,” “middle,” and “top.” The base, typically the first floor, shall contain the greatest number of architectural elements such as windows, materials, details, overhangs, cornice lines, and masonry belt courses. The midsection by comparison may be simple. Single-story buildings have no middle, but do have a base and a top. The top shall avoid the appearance of a flat roof and include distinctive roof shapes including but not limited to pitched, vaulted or terraced roof lines, etc. Rooflines shall be varied on individual buildings and among buildings in a multifamily residential complex.

c. The longest dimension of any building shall not exceed one hundred sixty (160) feet. Buildings on the same site may be connected by covered pedestrian walkways.

d. Horizontal Building Modulation. The stepping back or projecting forward of portions of a building facade within specified intervals of a building width and depth lessens the apparent bulk of the exterior wall of the structure. Multifamily residential buildings shall meet the following design standards:

i. The maximum width, as measured horizontally along the building exterior, without building modulation shall be fifty (50) feet.

ii. The facade modulation shall have a minimum depth of five (5) feet and a minimum width of ten (10) feet.

iii. Balconies may be considered to contribute to building modulation if each individual balcony has a floor area of one hundred (100) square feet and a projection of at least five (5) feet from the building wall.

iv. Alternative methods to shape a building, such as angled or curved facade elements, offset planes, wing walls and terracing, will be considered, provided the intent of this section is met.

v. Enhance building articulation with a change in materials or colors with each change in building plane. Emphasize trim details with compatible contrasting colors.

e. Modulated Roof Line. The rooflines shall be modulated according to the following standards:

i. Provide gable, hipped or shed roofs with a slope of at least three (3) feet vertical to twelve (12) feet horizontal. Change the roofline by alternating dormers, stepped roofs, gables, or other roof elements to reinforce the modulation or articulation interval.

ii. Other roof forms such as arched, vaulted, dormer or saw-toothed may satisfy this regulation if the individual segments of the roof without a change in slope or discontinuity are less than sixty (60) feet in width.

iii. For existing flat roofs or facades with a horizontal eave, fascia, or parapet, change the roofline so that no unmodulated segment of roof exceeds sixty (60) feet, measured horizontally.

f. Residential design features, including but not limited to entry porches, projecting window bays, balconies or decks, individual windows instead of strip windows, offsets and cascading or stepped roof forms, shall be incorporated into all buildings. Window openings shall have visible trim material or painted detailing that resembles trim. Use design elements in the following manner to accent building articulation, providing the interval does not exceed sixty (60) feet:

i. Repeat distinctive window patterns at intervals less than or equal to the articulation interval.

ii. Provide a porch, patio, deck, or covered entry for each interval.

iii. Provide a balcony or bay window for each interval.

iv. Provide a lighting fixture, trellis, tree or other landscape feature within each interval.

g. Dwelling units on the ground floor level shall have private outdoor spaces adjacent to them to allow those exterior portions of the site to be controlled by individual households.

h. Buildings in the development should be oriented to provide for privacy of residents.

i. Dwelling units should be constructed so that windows are not located at ground level, below grade in window wells or below adjacent sidewalks, stairways, landscape areas or parking areas.

j. Lighting fixtures should not exceed fifteen (15) feet in height and shall include luminaire shields.

k. Provide substantial landscaping and/or pedestrian-oriented open spaces near building entrances and along the building facade. Principal entries to buildings shall be highlighted with plaza or garden areas containing planting, lighting, seating, trellises and other features. Such areas should be located and designed so windows overlook them.

l. All new buildings, including accessory buildings, such as carports and garages shall have a roof pitch ranging from at least three (3) feet vertical to twelve (12) feet horizontal.

m. The site plan should accommodate vehicular access and parking in a manner which is convenient, yet does not allow the automobile to dominate the site.

n. Carports and garages in front yards are discouraged. Parking areas should be beside or behind buildings that front upon streets. Subterranean parking is encouraged. Parking lots should be broken up into rows containing no more than sixteen (16) adjacent stalls, separated by planting areas and pedestrian walkways. If parking is located along a right-of-way, a landscaped berm at least three (3) feet higher than the finished grade of the parking lot shall be located between the parking lot and the right-of-way.

o. Provide an open space network that is accessible to all units and that will accommodate a wide variety of activities, public and private, in the following manner:

i. Provide at least one hundred (100) square feet per unit of common open space in addition to individual balconies or patios and that area required by landscaping, recreation, building setbacks, critical area buffers and other code requirements.

ii. Common open space shall be an open air area intended for use by all residents, guests, employees or patrons of a site and may include lawns, gardens, squares, plazas, courtyards, terraces, barbecue and picnic areas, games court or multi-use recreational areas, and other types of built space. Common open space shall meet the following standards:

(a) Linear dimensions of no less than twenty (20) feet.

(b) No more than thirty (30) percent of the area covered by a structure.

(c) Provide ample exposure to natural sunlight and fresh air.

(d) Provide direct pedestrian connection to other parts of the site.

(e) May include multi-use storm water detention facilities, if the Community Development Director determines that the facilities are designed to function as common open space by providing an enhanced nature or visually aesthetic design.

iii. Ensure that the open space network provides privacy for the residents while allowing for security and surveillance from residential units. Common recreational spaces shall be located and arranged to allow windows to overlook them.

iv. Provide adequate lighting in the open space network, but place and shield lighting so that it does not glare into housing units. Exterior lighting shall comply with LMC 18A.60.095.

v. Provide landscaping that defines the open space and provides shade and wind protection where needed but permits surveillance from units and roads.

vi. Design the residential open space network with specific uses in mind. In each multifamily residential or combined uses buildings, private open space shall be provided in addition to common open space areas.

(a) Private open space shall be a partially or fully screened or enclosed open-air area that is strictly intended for use by the residents of the dwelling unit.

(b) Private open space may include yards, gardens, patios, courtyards, porches, balconies, terraces, rooftop gardens, decks or verandahs. Private open space shall not have a dimension less than six (6) feet in length.

p. Provide one (1) or more furnished play areas for children. Provide a minimum of two hundred (200) square feet or fifty (50) square feet per unit, whichever is greater. Game courts, bike tracks and other recreational facilities may be included as play areas; provided, that at least one (1) play area for children ages seven (7) and under has been provided. “Adult only” housing that prohibits children as residents is exempt from providing a children’s play area but shall provide equal area for recreational uses appropriate to the age of residents.

q. Safe pedestrian routes and barrier free access must be provided from the building to trash enclosures and adjacent sidewalks.

2. Multifamily Site Design Objectives.

a. Streets in multifamily residential areas should be strongly pedestrian-oriented, with effective transitions onto the private sidewalk systems of individual properties.

b. For multifamily residential complexes, no residential building over six (6) units in size may be located within fifty (50) feet of the property line abutting single-family residential development in a single-family residential zone. Buildings containing the rental office, recreation and sports facilities and other community facilities may be located within this setback. Landscaped yards shall be provided between building(s) and public street(s).

c. Individual properties should provide private open space areas in accordance with the requirements of this section. Private open space for individual units should orient towards pedestrian routes to provide opportunities for casual surveillance by residents.

d. Natural amenities such as views, significant or unique trees, creeks, riparian corridors, and similar features unique to the site shall be preserved and incorporated into the design. Natural topography shall be emphasized, rather than obscured or eliminated. Multifamily residential projects should take advantage of unique opportunities to incorporate natural assets into project designs.

e. Pedestrian-oriented spaces, amenities and corridors should be incorporated in the overall site design. Pedestrian areas should be easily accessible, clearly visible and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure.

f. Residential amenities (such as swimming pools, clubhouses, sports courts, etc.) should be integrated into the architectural concept of the design.

g. Garbage collection areas should be conveniently located, and located in enclosures constructed of durable materials, preferably concrete block walls and metal gates. Appropriate landscaping shall be installed around collection areas.

h. Internal vehicular circulation routes should be designed to easily accommodate large vehicles such as moving vans and emergency/service vehicles. Separate but integrated pedestrian routes shall be provided. Vehicular entrances onto the property should be controlled to the greatest extent possible. Efficient loading areas for school buses must be provided.

3. Multifamily Building Design. The intent of this subsection (C)(3) is to encourage residential building design that is appropriate to the site and that becomes a positive element in the architectural composition of the City. Multifamily residential designs should focus on providing high quality residential environments. Separate complexes should develop their own “sense of place,” while providing linkages with other developments.

a. Architectural Consistency. Buildings should be of appropriate height, scale, and design to be compatible with existing permanent neighboring developments that are consistent with the code. Individual buildings should have a distinct identity and quality architectural appearance. Complexes consisting of multiple buildings should be unified by the architectural treatment. The management office should be located in a logical and easily identified location. An effort should be made to provide architectural and site design elements that help the building or development relate to broader architectural themes and design elements of the surrounding area and the City in general. Adjacent structures that are not in conformance with the comprehensive plan should be considered to be transitional.

b. Architectural Scale. Large buildings must provide design elements to reduce the appearance of bulk. Building massing should respect the pattern and rhythm of the existing streetscape. Specific requirements for building articulation in multifamily residential developments are contained in subsection (C)(1) of this section.

4. Multifamily Landscaping Design. The intent of this section is to encourage landscape design that will enhance the pedestrian environment and complement building and site design using plant species that are low maintenance, resistant to drought and which enhance the residential quality of the development. Landscaping must comply with the specific requirements of Article II, Landscaping, of this chapter.

a. Landscape Components. Landscape plans for multifamily residential development should provide for:

i. Streetscape Landscaping. This includes the landscaping integrated with streetscape improvements including street trees, “splash strips” between the curb and sidewalk, and landscape areas around pedestal signs.

ii. Perimeter Landscaping. This includes landscape strips required around the perimeter of the property.

iii. Building Base Landscaping. Landscaping around the base of the building(s) to soften the building elevation, provide a visual base to the building, and to provide shade to address solar gain issues.

iv. Residential Open Space, Both Common and Private. Garden areas, active use areas and other landscape amenities are encouraged.

v. Parking Lot Landscaping. Landscaping to provide visual relief and shade to parking areas. This includes landscape islands and other landscaping within parking areas.

vi. Screen Landscaping. Special landscaped areas to visually screen loading areas, activity areas, garbage collection areas, etc.

b. Landscape Design Objectives. The applicant should consider the following design objectives when creating a landscape plan for multifamily residential projects:

i. Landscaping should be used to beautify the project site and provide a more inviting and attractive environment for residents. Healthy and well kept landscaping projects an image of well-being, permanence, commitment to the community, and a sense of place.

ii. Highlight significant site features and define the function of the site, including parking, circulation, entries, open space, and activity areas.

iii. Landscaping shall provide adequate sight distances and visibility for vehicles and pedestrians.

iv. Highlight principal entrances to sites with seasonal plantings arranged in a gateway effect. Consider containers planted with seasonal flowers. Use landscaping to accentuate signage.

v. Use building foundation plantings to provide a transition between the vertical planes of structures and the horizontal planes of the site.

vi. Use landscaping to improve the residential experience on the site. Use landscaping to screen unsightly views, provide shade, provide privacy, and provide color and fragrance.

5. Multifamily Site Furnishings. Incorporate outdoor furniture, fixtures, and streetscape elements into the site design that enhances and complements the residential functions of the site. Miscellaneous structures and street furniture should be designed to be part of the architectural design and landscape. The following guidelines shall apply:

a. Lighting, freestanding signs, trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone booths, fencing, or other outdoor furniture or streetscape fixtures should be utilized in the site design to create and define public spaces. Exterior lighting shall comply with LMC 18A.60.095.

b. Utilize high-quality, durable and easily maintained materials in site furnishings and features that discourage defacement. Furnishings that are easily removed or do not portray an image of care invite vandalism and misuse.

c. Use safety materials, such as nonslip walkway surfaces.

d. Locate site furnishings to maximize visual surveillance of the area by residents, pedestrians and passing vehicles to minimize covert activities in the space and lessen risks to public safety.

6. Multifamily Lighting Levels. Exterior lighting shall comply with LMC 18A.60.095. Provide adequate lighting levels in multifamily residential areas for safety and security, to provide for activity at night. Special attention should be given to building entries, along walkways, parking areas, and other public areas. Provide a lighting plan with:

a. An overlapping pattern of light and lighting levels designed to allow pedestrians to identify a face fifteen (15) yards away, generally at least three (3) footcandles. Adequate lighting reduces anonymity and gives pedestrians an opportunity to choose another route.

b. Lighting standards along pedestrian pathways and in other pedestrian areas shall not exceed fifteen (15) feet in height and shall be spaced no greater distance than two (2) times the height of the lighting standards used. Lighting poles and standards in parking lots and in other areas may be up to twenty (20) feet in height; provided, that all other lighting requirements are met. Lighting should be provided at consistent lumens with a gradual transition to unlighted areas. Highly contrasting pools of light and dark can be temporarily blinding and should be avoided.

c. Floodlighting of building elevations is encouraged, particularly to emphasize buildings with strong architectural form. Building lights should be ground mounted within landscaped settings, or mounted on the building itself. Colored and/or decorative lighting is encouraged to accentuate architectural and residential themes.

d. Adequate lighting at all building entrances, exits and corridors between buildings, generally at least three (3) footcandles during active use, especially where doors are recessed. Appropriate lighting levels shall be provided in all loading, disposal, storage, and circulation areas.

e. Confine Site Lighting to the Project Site. Use shields or other methods to eliminate glare on adjacent properties or towards the sky.

f. Place light posts and standards so that they do not create hazards for pedestrians or vehicles.

g. Indicate specific lighting levels in each lighted area.

D. Public Uses and Zones. Any proposed public and semi-public uses are subject to the requirement for conditional use permit. In the consideration of any proposed public or institutional use in any zoning district, the Director or Hearing Examiner shall consider and apply the general standards of this article as applicable. Specific concepts identified for commercial, industrial, and multifamily residential uses may be applied if found to be pertinent to a particular public use. [Ord. 738 § 2 (Exh. A), 2020; Ord. 726 § 2 (Exh. B), 2019.]