17.07.110 - General Design for Non-Residential Development.

Unless otherwise specifically substituted in a Development Agreement executed as a condition precedent to a rezone, in addition to the design standards contained in 17.07.050, the following design standards apply to all non-residential Development: A.

Frontage. The Primary Façade of all Buildings shall front onto a Public Street or a Common Open Space area.

B.

Orientation.

1.

Single-Building Development. All single-Building Development shall be oriented so that the Primary Façade is parallel to the Public Street it fronts.

2.

Multi-Building Development. Multi-Building Development shall be configured to:

a.

Break up the site into a series of smaller Blocks defined by on-site Streets, Drive Aisles and internal Streets, pedestrian walkways, or other circulation routes;

b.

Frame the corner of an adjacent Street intersection or entry point into the Development;

c.

Frame and enclose a main pedestrian or vehicle access corridor within the Development site;

d.

Frame and enclose at least three (3) sides of Parking Areas, public spaces, or other site amenities; or

e.

Frame and enclose outdoor dining or gathering spaces for pedestrians between Buildings.

3.

Outparcel Development.

a.

Outparcel Developments shall be clustered to define Street edges, entry points, and outdoor seating and gathering areas.

b.

Spaces between Buildings and outparcels shall be improved to provide small scale pedestrian amenities such as plazas, seating areas, pedestrian connections, gathering spaces, or landscaped Parking Areas.

C.

Building Height. The maximum Building Height shall be the lesser of the maximum district height (See 17.03 for Land Use Districts) or the maximum Building form height as provided below:

Building Form Minimum Height Maximum Height

Small Format Commercial 20 feet 36 feet

Civic 28 feet 65 feet

Office 26 feet 65 feet

Large Format Commercial 26 feet 36 feet

Flex 30 feet 65 feet

Indoor Storage Climate Controlled 30 feet Unlimited*

*Unlimited height applies to the Downtown District only, in the Commercial Corridor the maximum height is 65 feet.

D.

Materials.

1.

Primary Materials.

a.

The following shall be additional permitted Primary Materials:

i.

Cast concrete;

ii.

Brick; or

iii.

Stone.

b.

All Buildings shall use low-reflectance, subtle, and neutral colored Primary Materials.

2.

Secondary Materials.

a.

The following shall be additional permitted Secondary Materials:

i.

Cementitious fiber board; or

ii.

Architectural metal paneling.

b.

Secondary Materials may feature brighter colors and need not be neutral in color.

3.

Prohibited Materials. No Building shall use the following materials on any Façade:

a.

Stucco;

b.

Vinyl siding; or

c.

Aluminum siding.

4.

All Buildings shall use at least two (2) materials on each Façade.

5.

Identifiable Transition. All Buildings shall provide an identifiable transition between the lower third (1/3) of the Building and the upper two-thirds (2/3). An identifiable transition shall consist of:

a.

A change in material, with the heavier or more massive material on the lower floor(s); or

b.

A change in Façade articulation.

6.

Building materials shall continue to the Grade on any Façade.

7.

Exceptional Architectural Merit. The Community Development Director may, with a written explanation of such findings, accept Building designs that deviate from these materials standards for designs exhibiting exceptional architectural merit.

E.

Windows.

1.

The total Building Façade area shall comprise at least 50% windows.

2.

Each Façade that fronts on a Street shall have a minimum of 40% windows.

3.

All Façades shall have a minimum of 20% windows.

4.

All ground floor windows shall extend from two-feet (2') above Grade a minimum of six-feet (6'), to achieve at least eight-feet (8') above Grade.

5.

All ground floor windows shall have a minimum transparency of 60%.

6.

All windows above the ground floor shall have a minimum transparency of 25%.

7.

All windows shall be recessed from the exterior surface by at least two inches (2").

8.

In addition, all Buildings shall incorporate at least two of the following window design elements:

a.

Mullions and/or transoms;

b.

Trim or molding at least four inches (4") wide; or

c.

Canopies, shutters, or awnings, proportional to window size.

F.

Off-Street Parking Areas. In addition to the parking and Landscaping requirements found elsewhere in this Title, the following requirements apply to all non-residential Buildings:

1.

Multiple-Building Development. Buildings shall be arranged to frame and enclose at least three (3) sides of all Parking Areas.

2.

Surface Parking Lots containing 100 or more stalls shall be organized into a series of parking bays surrounded by Buildings, Landscaping, pedestrian walkways, or Drive Aisles designed to function as Streets.

G.

Roofs.

1.

All Buildings shall have roofs clad in asphalt shingles, wood shingles, standing seam metal, a material of similar quality and durability, or a combination thereof.

2.

Buildings with flat roofs shall incorporate a two-foot (2') parapet wall along the entire roofline.

H.

Primary Entrance. Every Building shall provide a primary entrance along the Primary Façade.

1.

Buildings with multiple tenants shall feature multiple primary entrances.

2.

All Primary Façades shall incorporate a Building canopy, awning, or similar weather protection, projecting at least four feet (4') from the Façade, along the Building's primary entrances.

3.

Primary Façades shall incorporate visually prominent Building entrances through the use of at least one of the following features:

a.

Secondary roof structures or a parapet roof with transitions used to accent the principal public entrance;

b.

Outdoor pedestrian features such as seat walls and Landscaping, or permanent landscaped planters with integrated benches; or

c.

Architectural details such as tile, metal, stone, precast or cement board work and moldings integrated into the Building.

I.

Loading and Service Areas. Loading, service, and equipment areas shall be located at the rear or side of the Building, behind the Primary Façade, in a manner that minimizes their visibility from drive approaches, Parking Lots, and Streets. Loading, service, and equipment areas shall be screened through the use of Architectural Elements, materials, and Landscaping that reduce their visibility. All loading and service areas must comply with the parking and loading area standards in Chapter 17.06.

J.

Screening Requirements.

1.

Ground-level, wall-mounted, or roof-top mechanical equipment shall be screened from Streets and off-site view.

2.

All roof vents, pipes, Antennae, satellite dishes, and other roof penetrations and equipment, except for chimneys, shall be located on the rear elevation, shall be screened from view, and shall match the roof color.

K.

Fencing. All Buildings shall comply with the following additional fencing requirements:

1.

All fences shall meet the Clear View Area requirements set out in this Title.

2.

Front Yard. The maximum height for any fence in the Front Yard of any Building shall be four feet (4').

3.

Rear or Side Yard. The maximum height for any fence in the Rear or Side Yard of any Building shall be eight feet (8').

4.

Solid Fencing. Solid fencing within a Development or along required Buffers shall be constructed of brick, ceramic tile, stone, precast concrete panel, concrete block, composite, or similar masonry material.

5.

Semi-Transparent Fencing. Semi-Transparent fencing is permitted where solid fencing is not required. Acceptable materials for semi-transparent fencing visible from drive approaches, Parking Lots, or Streets shall be metal or composite picket fencing.

6.

Prohibited Materials.

a.

Vinyl fencing is prohibited. Existing vinyl fence may be extended as part of a permitted Building addition or site expansion.

7.

Exceptions. Regardless of the exceptions contained in this Section, minimum Clear View Area requirements shall not be violated under any circumstance. Public schools or private schools approved by applicable state agencies may use a decorative fence up to six feet (6') high in Front Yards and up to ten feet (10') high in Side or Rear Yards for school playgrounds or school-related recreation areas only.

L.

Buffering Requirements. All new Development that abuts a Residential Use shall provide a landscape Buffer, containing a solid eight-foot (8') fence, on each Property Line or portion thereof that abuts the Residential Use.

1.

A Single-Family Use shall have a 10-foot (10') Buffer.

2.

A non-Single-Family Use shall have an 8-foot (8') Buffer.

M.

Waste Container Enclosures. Waste container enclosures are required to be constructed for existing non-residential Buildings when any of the following occur:

1.

An existing Building is expanded or remodeled;

2.

Garbage, junk, solid waste, debris, or refuse are piled or stacked next to or outside the container on a regular basis;

3.

The container is regularly overfilled to the point that garbage or refuse from the waste container litters the property on which the container is located or litters that of adjoining properties; or

4.

The container has been damaged or dilapidated to the extent that it has become unsightly, or the property Owner has allowed graffiti defacement of the container to remain on the container for more than seven (7) days after the vandalism occurred, and this has occurred at least two (2) other times.

N.

Unity.

1.

The architectural design within a multi-Building Development shall be organized around a consistent theme in terms of the Architectural Elements, character, materials, texture, color, and Scale of Buildings.

2.

Themed Restaurants, Retail chains, and other franchise-style Buildings shall conform to the Development's Architectural Elements and character.

O.

Drive-Through Window.

1.

Canopy or Roof. Drive-through windows shall include a canopy or roof that is architecturally integrated with the Building and mirrors the roof form of the Primary Building.

2.

Location. Except when a 10 ft. landscape Buffer that fully screens the drive-through from view is provided, drive-through windows shall be prohibited on any Façade that faces a Right-of-Way.

(Ord. No. 2020-02, § IV(Exh. C), 1-8-2020; Ord. No. 2022-08, § I(Exh. A), 4-13-2022; Ord. No. 2022-16, § 1(Exh. A), 9-14-2022; Ord. No. 2022-08 , § I(Exh. A), 4-13-2022; Ord. No. 2025-32, § 2(Exh. A), 7-9-2025)

Note— See editor's note at § 17.07.090.