Design Guidelines
3.0 COMMERCIAL SITE
DEVELOPMENT DESIGN
GUIDELINES
3.1 BUILDING SETBACKS
The Fairfield District should have consistent setbacks to establish a logical progression of densities as one approaches the Primary Focus Area. Maintaining these setbacks reinforces a specific design pattern along with establishing a lot coverage ratio will ensure that the available sites will be developed to their full potential.
The goal in the Primary Focus Area should be to locate any new construction on Main Street with a zero front yard setback and minimize any gaps between the buildings. Building entrances and storefronts should face Main Street. A continuous line of buildings located up to the sidewalk while not leaving any gaps helps to unify the street (see Figure 3.1.1).
Outside the Primary Focus Area the front yard setbacks should be pushed back to 10 feet to create a transition between the downtown area and the lower density areas. Side yard setbacks should be a minimum of 5 feet on one side and 15 feet on the other side, with no buildings closer than 20 feet. By pushing the buildings to one side of the lot it creates a more usable area side yard instead of two unusable side yards.
3.2 LOT COVERAGE
The Historic District shall have consistent Lot Coverage Ratios in order to provide a consistent historical design. The Lot Coverage Ratio is used to determine the overall site coverage density. This is based upon the area (in square feet) of the site in comparison to the area (in square feet) of the first floor of the building. See Figure 3.2, (left) for Lot Coverage Ratios.
3.3 PARKING
3.3.1 Pedestrian Alleys.
The buildings should be the main focus of the design. The parking lots should be secondary to the buildings. Parking lots should be located with easy access to the places of business. Parking lots should be located behind buildings and buildings should have occasional gaps where pedestrians can access the parking lots through the use of alleys. Alleys shall be a minimum of 10’-0" to 20’-0" wide and shall have brick pavers as a finished walking surface. Whenever possible, a portion of the shop’s storefront should open to the alley. Storefront windows shall be accessible to the alley to create a window shopping experience. See photographs from 50th and France, Figure 3.3.1a.
See Figure 3.3.1b, below, for Pedestrian Alley Access planning.
3.3.2 Parking Buffers
Parking areas shall be separated from buildings and public sidewalks with a landscape buffer. Earth berming in combination with ornamental iron fencing and plant material shall be used whenever possible to minimize the visual impact of large expanses of parking lots from public view. Berms shall not be continuous but shall have breaks with fencing used in the breaks to connect the berms. The maximum length of a berm shall be 100’-0" and the minimum length shall be 20’-0". The maximum height of the highest portion of any berm shall be 48" and the minimum height of the highest portion of the berm shall be 18". The maximum slope on any berm shall be 30% grade.
Landscape buffers shall consist of landscape materials and vegetation and/or ornamental iron fences. Ornamental iron fences shall be at least 30% opaque and 70% open in all seasons. Height of such fence shall be 30" to 38". Ornamental iron fences shall be made of powder coated steel with welded joints. Color shall be black with a forest green railing. See Figure 3.3.2, (page 21) for ornamental fences.
3.3.3 Parking Stall Dimensions
and Requirements.
Parking requirements shall be 3 stalls per 1000 SF of retail space (gross area) and office space (gross area) and 1 space per 80 square feet of total restaurant space. On street parking spaces which front the particular building shall be included within the parking lot stall requirements. All on-street parking shall be parallel parking. All parking lot stalls shall be 90 degree angle parking. Back-to-back parking stalls shall be 9’-0" wide by 20’-0" deep. Parking stalls which overhang a sidewalk or green space shall be 9’-0" wide by 18’-0" deep. Sidewalks with cars that overhang shall be a minimum of 6’-0" wide. Drive aisles shall be 24’-0" wide. See Figure 3.3.3a (below).
3.3.4 Preferential Parking.
Create employee parking in remote areas to allow for customer parking closer to the building entrances. Prohibit employees from parking on the street. All street parking should be designated and enforced as 90 minute maximum parking only.
3.4 LIGHTING
The existing street lighting has historic design elements and should be enhanced by adding more lights to the sidewalks and creating a strong repetition or pattern throughout the Fairfield District. Any new street lighting shall match the existing fixtures. The proposed fixtures shall be spaced at 50’-0" minimum and 75’-0" maximum along Main Street.
The fixture pole shall be Lumec #Washington Style R54. All poles shall have 20A or 50A (catalog #R54-14.5-LMSP9333C) outdoor rated receptacle installed at 14’-6" above finished grade. All poles shall have banner arms and flag holder catalog #R54-14.5-LMS933B. Poles shall be Bronze color. The Acorn style globes (catalog # K118E-2-NSP-1) shall be 150W High Pressure Sodium Lamps with high performance lenses. All fixtures shall have a photocell and a HID-NPF ballast and socket assembly (supplier is King Luminaire catalog # K118EAR215HPS120K16NSPBZ).
3.5 LANDSCAPING
3.5.1 Street Trees.
All trees located on Main Street shall be of deciduous species. The minimum caliper size allowed to be planted shall be 4" and shall have a decorative steel fence installed around the tree for protection. The decorative fence shall have a powder coated finish and shall be at least 42" above finished grade in height.
Trees must be placed a minimum of 30’-0" and a maximum of 45’-0" apart. This will allow for the proper maturation of the tree. Trees should not conflict with the street lighting. Street trees on 208th Street shall be conifer trees, 16’ in height when planted and trimmed
up for pedestrian traffic.
3.5.2 Landscape Buffer
Trees.
Landscape buffer trees may be a combination of deciduous and conifer varieties. If deciduous trees are used, at least 50% of the deciduous trees must be ornamental flowering trees. The remainder of the deciduous trees may be a non-flowering over story species. Any conifers installed must be at least 10’-0" in height. Specific plant material varieties are identified in the Corridor & Gateway Design Study.
3.5.3 Miscellaneous
Landscape Elements.
Removable planters, trash receptacles, benches, etc. shall be of steel construction and have a powder coated finish. Examples of these items are shown on Figure 3.6.2, and shall be placed as per the Proposed Site and Landscape Plan.
3.6 SIDEWALKS
3.6.1 Pavers.
All new sidewalks located on Main Street in the Historic District shall utilize pavers with a B612 concrete curb. The pavers shall have a regular paving pattern with special paving features at intersections of vehicular traffic and pedestrian traffic. For example, the intersection where the Pedestrian Alleys meet the typical Main Street sidewalk should be differentiated with a specifically designed paving pattern. In addition, crosswalks through the asphalt streets should integrate pavers into the design to slow traffic and designate a place for pedestrians to cross the street.
All corners of blocks shall incorporate a paver design signifying the end of the block and the entrance to the street. The crosswalk shall continue the materials and theme across the street.
3.6.2 Sidewalk and Crosswalk
Width.
Paver sidewalks should be 12’-0" minimum width from the face of the building to the back of the existing curb. Paver crosswalks shall be 8’-0" in width and have a 1’-0" wide band of concrete on either side. Total width of crosswalk shall be 10’-0".
Where possible, widen sidewalks to create small plazas for seating and fountains. These areas may be incorporated with an interesting building setback which will have to be approved by the City Planning Department. See example of a plaza area at 50th & France (Figure 3.6.2 above).
3.6.3 Pedestrian Cueing Areas
To encourage safety for pedestrian traffic across Main Street, there should be control to crosswalks with the addition of cueing areas. Cueing areas bring the curb and sidewalk out from behind the parking lanes to the drive lanes. This provides a better view for pedestrians to see the vehicular traffic. In addition to the cueing areas, a crosswalk made of pavers adds a definable area for pedestrians to cross Main Street. Both the cueing areas and crosswalk will also add a traffic calming affect to vehicles.
3.7 SITE SIGNAGE
3.7.1 Monument Signage.
Pylon signage should be prohibited within the Historic District. Use of monument signs (where applicable) may be allowed. Monument signs should not be greater than 5’-0" in height and 6’-0" in length. Monument signs should be constructed of the same exterior materials in which the new building is built. The same material ratios apply for the monument sign as does the building (see Chapter 4).
The inscription of monument signs shall not contain any graphic symbols, numerals or lettering other than those necessary to display the building or business name, kind or nature of business, business logo or year of establishment.
Monument signs may contain illuminated letters or concealed interior lighting. The letters shall be cut from any acceptable metal and may have a powder coated finish. The maximum height of the primary letters of the sign shall be 1’-0" and the maximum height of the secondary letters shall be 8".
Building signage should be encouraged vs. all other types of signage.
3.7.2 Directional signage.
Directional signage is imperative for ease of traffic circulation and enforcement. All signage in the Fairfield District should have a similar design and character as defined in the Corridor & Gateway Design Study. A uniform steel structure should be incorporated into all street signage. This structure shall have a powder coated finish.
Additional consideration should be given to tenants within a building that is located on Main Street but where the tenants are not located facing directly on Main Street. Each tenant will be allowed a 30" x 8’-0" sign. An example of interior directional signage at locations of interior retail and office uses can be seen on the Figure 3.7.2b example.
3.7.3 Projecting Building Signs.
Signs may project into the public right-of-way no more than 3’-0". See Figure 4.4.5 , for an example. Refer to section 4.4 for more guidelines on projecting building signs.
3.8 SCREENING
Exterior stored containers should not be allowed. Dumpster screening should be constructed of the same exterior materials in which the new or existing building is built. The same material ratios apply for the dumpster screening as do the building (see Chapter 4). Containers shall be fully enclosed and the screening mechanism shall be at least 90% opaque. The minimum height of the 90% opaque portion shall be 48" above finished grade. A trellis located above the 90% opaque portion is encouraged. Out-swinging gates for refuse removal may be 70% opaque. The minimum length and width of the enclosure shall be determined by the actual size of the dumpsters, but shall not exceed 15’-0" in length by 10’-0" in width (exterior dimensions). Landscaping shall soften the enclosure with mature shrubs of 5’-0" height. The dumpster enclosure is subject to review of the City Planning Department.
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