Chapter 18.43
DESIGN REVIEW GUIDELINES
Sections:
18.43.010 Intent.
18.43.020 Applicability.
18.43.030 Mixed uses.
18.43.040 How to use these guidelines.
18.43.050 Design review process.
18.43.060 Commercial design guidelines.
18.43.070 Residential design guidelines.
18.43.080 Penalty provision.
18.43.010 Intent.
The intent of this chapter is:
A. To encourage the development of visually attractive commercial and residential developments, balancing the need for efficient transportation corridors with the desirability of a pedestrian friendly environment;
B. To promote appropriate aesthetic and functional design considerations to protect and enhance property values;
C. To mitigate the impacts of high density development through enhanced design; and
D. To allow commercial property to be developed in a vibrant and economically efficient manner that will contribute to the economic base of the community.
(O97-027, Added, 03/03/1998)
18.43.020 Applicability.
These design review guidelines apply city-wide to: 1) commercial and mixed-use developments within the GC, CS, NC, TC, and MU zoning districts, 2) residential development with a density greater than 7.25 dwelling units per acre, and 3) additions or exterior remodels to development defined under 1) or 2) above when within any twelve month period additions or exterior remodels amount to twenty-five percent (25%) or greater of the assessed valuation of the existing building(s) or structure(s). For additions or exterior remodels, it is only required that the proposed improvements meet the guidelines and do not lead to further nonconformance with the guidelines. For example, if a property owner decides to increase the size of a blank wall, then the blank wall should meet the guideline standards, but screening of existing dumpsters from view is not required. Even if otherwise applying, these guidelines do not apply to remodels or alterations that do not change the exterior appearance of the building. Each design review submittal shall be accompanied by a fee in an amount established by resolution of the City Council to help defray the cost of review by the City, no part of which fee is refundable.
(O97-027, Added, 03/03/1998; O2000-004, Amended, 07/18/2000; O2001-020, Amended, 05/07/2002; O2003-001, Amended, 02/18/2003)
18.43.030 Mixed uses.
It is the intent of the Mixed Use (MU) Zone District that there be a mixture of commercial and residential uses in close proximity. Mixed use can include but is not limited to mixed-use buildings with retail or office uses on the first floor and residential above. Multifamily units that are an integral part of a multi-use and are arranged vertically above or horizontally next to another use are mixed use dwellings. Residential above retail, live/work, and artist lofts, are common terms for this category.
Mixed-use developments are allowed in the Mixed Use Zone District in accordance with Chapter 18.20 of the Tumwater Zoning Code. In addition to the development standards set forth in Chapter 18.20, a development proposal is subject to this chapter.
(O97-027, Added, 03/03/1998)
18.43.040 How to use these guidelines.
These design review guidelines are intended to supplement the development standards of each zoning district. Where provisions of this chapter conflict with other requirements contained in Title 18 (zoning), Tumwater Development Standards or the Uniform Building Code (UBC), those requirements shall apply. This ordinance contains "requirements" and "guidelines." "Requirements" are mandatory provisions that a development must meet to comply with this ordinance. "Guidelines" are recommended design techniques for meeting the affiliated requirement. A development may require application of more than one design technique to meet the requirement. The guidelines provided in this ordinance are not intended to be all inclusive and other equal or better design techniques, as approved by the Development Services Director, may be used to meet the requirement.
(O97-027, Added, 03/03/1998)
18.43.050 Design review process.
The design review process shall be conducted administratively by the Development Services Director. Design review shall occur concurrent with underlying permit review processes. Development proposals subject to the pre-application conference process set forth in TMC 14.02.070 shall be reviewed by the Development Review Committee (DRC) for compliance with Design Review Guidelines. Individual single family residences and duplexes shall be reviewed for compliance with Design Review Guidelines upon submittal of a building permit application. Administrative decisions may be appealed pursuant to Chapter 14.08 TMC.
(O97-027, Added, 03/03/1998)
18.43.060 Commercial design guidelines.
A. Building/site design - create activity along streets.
1. Requirement: architectural elements and landscaping that result in buildings with a perceived size that is human scale and visually attractive.
2. Guideline: The following are examples of design techniques that may be used to meet this requirement.
a. Use articulation or landscaping on building facades to reduce the bulk of buildings with walls longer than seventy-five (75) feet that are either parallel to the street or perpendicular to and readily visible from the street. Methods for modulation of blank walls may include:
1) Recessed or clearly defined entryways;
2) Varying roof lines, pitches and shapes;
3) Dormers, balconies, porches and staircases;
4) Transparent window or door areas or display windows which provide visibility into the building interior (see fenestration drawing);
5) Overhangs, awnings*, and marquees;
6) Building ornamentation and wall murals;
7) Shrubs or vines trained to grow upright on wires or trellises (espaliers) next to blank walls with narrow planting areas.
b. Use architectural features such as cornices or other details that lower the apparent height;
c. Place display windows and retail shops at the street level around the exterior of commercial buildings;
d. Provide window ledges, varied materials and street furniture;
e. Provide pedestrian level lighting of building entryways. The source of such lighting should not exceed a height of ten (10) feet;
f. Provide window boxes, planter boxes or hanging flower baskets.
*If an awning is over a public sidewalk, it should project from the surface of the building 75% of the sidewalk width or a maximum of 8 feet. Corners should be measured from a right angle to the building. The design, materials and color of the awnings should complement the architecture of the building and not obscure its features.
B. Site design - corner lots - create visual distinction on street corners.
1. Requirement: Create visually and attractive street corners using distinctive building entryways in combination with landscaping or artwork.
2. Guideline: The following are examples of design techniques that may be used to meet this requirement.
a. Any of the techniques listed in Section 18.43.060.A;
b. Other architectural elements such as turrets, sculptures, and corner accentuating roof lines;
c. Landscape trellises;
d. Planter boxes with colorful flowers;
e. Decorative tile;
f. Artwork.
C. Site Design - Transit facilitation
1. Requirement: Provide for convenient access to public transportation and ride share vehicles.
2. Guideline: The following are examples of design techniques that may be used to meet this requirement.
a. Accommodate public transportation vehicles on the road network that services the development;
b. Provide passenger loading/unloading facilities. Applicant must consult with Intercity Transit to determine appropriate facilities;
c. For streets adjacent to a development, provide sidewalks and other pedestrian facilities such as bus shelters;
d. Provide a convenient and safe access between building entrances and a transit or bus area, such as concrete walkways or painted pedestrian crosswalks;
e. Provide bicycle racks in appropriate locations to building entrances.
D. Site design - create pedestrian connections.
1. Additional pedestrian related requirements for the Neighborhood Commercial (NC) districts are located in Tumwater Municipal Code 18.18.050 Development Standards.
2. Requirement: Incorporate pedestrian access into, within and through a
project in a way that also addresses site security concerns as well as pedestrian safety.
3. Guideline: The following are examples of design techniques that may be
used to meet this requirement.
a. Incorporate cross-site pedestrian connections within projects;
b. Define walkways with vertical plantings, such as trees or shrubs;
c. Provide a pedestrian link to the primary entrance(s) of the structure from the street and parking areas;
d. Sidewalks or pedestrian ways should connect the on-site pedestrian system to existing pedestrian systems on adjacent developments if adequate safety and security can be maintained.
E. Site design - signage.
1. Requirement: Provide signage that conforms to requirements of Chapter 18.44 TMC. In addition, incorporation of pedestrian level signage is encouraged.
2. Guideline: Various combinations of the following techniques may be used to achieve pedestrian level signage.
a. Small signs which hang below canopies, or small signs on canopies and awnings;
b. Low horizontal monument signs;
c. Window signs.
F. Site design - screening.
1. Requirement: Locate service areas (for example, loading docks, trash receptacles, mechanical equipment, outdoor storage areas, utility vaults) in locations where traffic impacts are minimized and public visibility is diminished, yet that are still accessible and functional. This may be best accomplished by selecting the location and design of site services and utility vaults early in the design process.
2. Guideline: The following are examples of design techniques that may be used to meet this requirement.
a. Fencing;
b. Landscaping;
c. Painting;
d. All major trash receptacles (i.e. dumpsters, etc.) placed outside of the building should be screened from view. Smaller trash receptacles should be decorated or screened and placed in visible locations.
G. Landscape design - define spaces.
1. Requirement: Provide for separation between pedestrians and vehicles by using plantings as space defining elements.
2. Guideline: The following are examples of design techniques that may be used to meet this requirement.
a. Distinctive paving or painting to define the appropriate location for pedestrian and vehicle traffic;
b. Plantings such as street trees, hedges and screening;
c. Replicating landscaping patterns and materials to visually unify a development. Care should be taken when using this approach to avoid a monotonous appearance.
H. Landscape design - suitability of materials.
1. Requirement: Plant materials shall be suited to the climate and at their mature, natural size, suitable for their planting location.
2. Guideline: The following are examples of design techniques that may be used to meet this requirement.
a. Select trees for parking lots and sidewalk areas which do not interfere with the visibility and movement of vehicles or pedestrians and/or cause pavement or other hard surfaces to heave;
b. Choose hardy plant materials that can survive the effects of building or large paved areas (in terms of heat, shade, wind, etc.).
(O2000-004, Amended, 07/18/2000; O97-027, Added, 03/03/1998)
18.43.070 Residential design guidelines.
The following guidelines shall apply to residential development described in Section 18.43.020 with a density greater than 7.25 dwelling units per acre.
A. Building design - create diversity of housing types and styles.
1. Requirement: Use building styles, architectural design elements and building patterns, which add variety to building designs.
2. Guideline: The following are examples of design techniques that may be used to meet this requirement.
a. Mixing different types of residential units such as duplexes and single-family detached dwellings or, for multifamily units, constructing different numbers of units per building within a single development.
b. Constructing buildings with different numbers of stories.
c. Using different architectural styles.
d. Using reverse elevations.
e. Using front façade treatments such as porches, decks, bay windows, trim details and roof gables/dormers.
f. Providing differing garage orientations (.i.e., front, side, rear alley).
g. For duplexes and multifamily units, using a combined entryway, porches and decks.
h. Painting the buildings different colors and using different types of siding.
B. Building design - privacy.
1. Requirement: Dwelling units located within ten (10) feet or less of another dwelling unit shall be designed to maximize privacy.
2. Guideline: The following are examples of design techniques that may be used to meet this requirement.
a. Locate windows so residents from one dwelling unit cannot look directly into another unit;
b. For attached dwelling units, locate parking lots so that they do not impose on the privacy of ground floor units. If this is not feasible, locate buildings so they are far enough apart that adequate landscaping, fencing or walls can be installed to provide privacy.
C. Site Design - Transit facilitation.
1. Requirement: Provide for convenient access to public transportation and rideshare vehicles.
2. Guideline: The following are examples of design techniques that may be used to meet this requirement.
a. Accommodate public transportation vehicles on the road network that services the development;
b. Consult with Intercity Transit to locate Americans with Disabilities Act (ADA) accessible loading/unloading pads and bus shelters, where such facilities are deemed necessary by the Development Services Director. These facilities shall be designed and located in accordance with the requirements of the Tumwater Development Guide.
c. Provide convenient and safe access between the project/development
and transit stops, such as walkways or paths.
D. Site design - create pedestrian connections.
1. Requirement: Provide for convenient pedestrian access into and within the development.
2. Guideline: The following are examples of design techniques that may be used to meet this requirement.
a. Provide an on-site pedestrian circulation system;
b. Provide pedestrian links to the internal pedestrian system from the street at the entrances to the development;
c. Provide pedestrian connections from the on-site pedestrian facilities to nearby areas where such access is necessary to provide convenient access to schools, parks, public transit stops, or shopping centers and other community services.
(O97-027, Added, 03/03/1998)
18.43.080 Penalty provision.
Any person found to have violated any of the provision of this chapter shall be deemed to have committed a class I civil infraction pursuant to TMC 1.12.020.
Provided further, each day of continuing violation shall be considered a separate and distinct civil infraction.
(O97-027, Added, 03/03/1998)
Updated:
July 6, 2007
