§ 16.26.050. Downtown design guidelines and standards

A. Purpose. Section 16.26.050 is intended to facilitate downtown development and revitalization through the application of development and design standards, consistent with the Estacada Downtown and Riverside Area Plan (adopted 2011).

B. Applicability. The standards of Section 16.26.050 apply to new structures and exterior remodels of structures in the Downtown zone, as follows:

1. Site plan approval by the city of Estacada is required prior to building permit approval and prior to commencing any exterior building remodel in the Downtown zone;

2. The city manager, or his or her designee, shall review proposed site plans for compliance with the requirements of this chapter, except that site plans for new structures shall be reviewed by the planning commission through a public hearing, pursuant with Chapter 16.132

3. The city may appoint a design review committee comprised of downtown property owners, merchants, and/or design professionals to assist and advise the city in applying the Downtown Design Guidelines and Standards. Site plan review is required only for that portion of a structure or development that is proposed to change.

4. The regulations related to building materials and colors under subsection 16.26.050(J) apply to exterior building projects, regardless of whether a project requires a building permit or the project is subject to site plan review.

C. Adjustments. The planning commission through a public hearing review procedure, pursuant with Chapter 16.132, may adjust the standards of Section 16.26.050 without the need for a variance upon finding that the proposed design: (1) is not expressly prohibited by this Code or other city, state, or federal regulation; (2) is consistent with the Purpose in subsection 16.26.050(A) and the intent of the standard for which the applicant has requested an Adjustment; and (3) meets the applicable Guidelines of subsection 16.26.050(D).

D. Design Guidelines. Guidelines supplement the standards contained herein; they are intended to provide examples of how a project proposal may comply with the standards of Section 16.26.050. The guidelines are intended to aid the city decision-making body in interpreting the discretionary standards contained in subsections 16.26.050(E) through 16.26.050(K) and in granting any adjustment to the standards. The city decision-making body may approve an adjustment only upon making affirmative findings on each of the following guidelines, as it deems applicable.

The guidelines consist of the following text and graphics contained in a separate appendix (Section 16.26A is incorporated by reference). The illustrations in Section 16.26A supplement the text and serve as examples of compliance only. Where a conflict occurs between the text and a graphic, the text shall rule.

Guidelines:

1. Is the proposal compatible with existing historic landmarks in the vicinity? It is not the city's intent to create an architectural theme, but rather to ensure that new buildings and alterations fit their historic context.

2. If the proposal involves remodeling a building listed on a local state, or national historical register, is the remodel consistent with the guidelines for altering such historic resources? See also, Chapter 16.48, Historic Resources Overlay.

3. Does the proposal enhance the streetscape or other public spaces with appropriate building placement, orientation, height, architectural detailing and landscaping?

4. If located adjacent to street corner or an existing or proposed plaza, does the design respond to that location, for example, by providing a corner building entrance, pedestrian shelter (canopy or awning), or other pedestrian amenities?

5. Does the building contain openings (doors or windows) adjacent public spaces and any parking areas in order to provide natural surveillance of such areas for crime prevention?

6. Does the structure have a compatible building scale relationship with adjacent residences? For example, does the structure step-down in height adjacent to single-family dwellings?

7. Does the building design address all four sides of the building with a unified design? For example, are the materials, textures and colors on each elevation coordinated?

8. Where a zero-setback is proposed, does the side elevation facilitate common wall development in the future?

9. Where the proposal includes an adjustment to the window transparency standards or other detailing standards, does the proposed design create a positive pedestrian environment in other ways? For example, does it contain a historic mural, false windows, offsets, projections, bays, changes in materials and/or texturing, or similar details that break up the wall into smaller components?

10. If the project would remove or obstruct the view of one of downtown's historic murals, does the proposal replace the mural elsewhere or offer other mitigation?

11. If located adjacent to the Clackamas River, does the proposal maintain, or provide a new, physical connection to the Riverside Path? Does the proposal maintain or enhance views of the riverfront for natural surveillance and crime prevention, while protecting sensitive natural features?

12. If a new building is proposed, do the facade and roofline have a rhythm that is consistent with adjacent buildings, or appropriately transition from one building to another?

13. Does the proposal contain adequate sidewalks? Sidewalks must contain a sufficient pedestrian through zone (clearance), furnishings zone, and Americans with Disabilities Act accessibility, consistent [with] the transportation system plan.

14. If located adjacent to a plaza or an area with a curb extension or widened sidewalk, does the proposal include benches, café seating, or public art consistent with the Downtown and Riverside Area Plan?

15. Are off-street parking, loading, storage, and service/delivery areas adequately screened or landscaped, as applicable?

16. Does the proposal manage surface water runoff and promote water conservation, for example, through drought-tolerant plantings or capturing rainwater for use in landscape irrigation? If the proposal is adjacent to the Clackamas River, does it provide erosion control and protect sensitive natural features?

17. If the proposal leaves a gap between buildings (non-common wall development), does it contain landscaping (e.g., courtyard garden), a plaza, outdoor seating, or other pedestrian amenity in that area?

18. Have other potential adverse impacts of the proposal or proposed adjustment been adequately addressed or mitigated so as to protect the public health, safety, and welfare?

E. Building Orientation, Parking, and Entrance Standards. The following standards are intended to facilitate safe, direct, and convenient pedestrian access to buildings and uses, enhance the appearance of the downtown, and facilitate redevelopment without compromising the historic integrity of the downtown. All of the standards below must be met, or adjustments approved, as applicable, for site plan review approval:

1. Comply with the permitted use provisions of Section 16.26.020 and Section 16.26.030, and the development standards of Section 16.26.040

2. Provide at least one primary building entrance facing an abutting street (i.e., within forty-five (45) degrees of the street property line); or if the building entrance is turned more than forty-five (45) degrees from the street (i.e., front door is on a side elevation), the primary entrance shall open onto a pedestrian plaza or courtyard of not less than twenty (20) feet in width and a walkway shall connect the primary entrance to the plaza and the sidewalk. Exception: Buildings adjacent to the Clackamas River need not have their primary entrance oriented to a street, provided that the building itself is oriented to the river; this standard is met when proposed offices, overnight accommodations, restaurant, dwellings, or other permitted use incorporates a river overlook and pedestrian connection to the river pathway.

3. Development abutting Broadway Street shall orient to Broadway Street. Where a development does not abut Broadway Street, it shall provide a primary entrance facing the street that is likely to have the most pedestrian traffic, as determined by the city decision-making body.

4. Where a development contains multiple buildings and there is insufficient street frontage to which buildings can be oriented, a primary entrance may be oriented to a plaza, courtyard, or similar space containing pedestrian amenities. When oriented this way, the primary entrance(s), plaza, or courtyard shall be connected to the street by a landscaped and lighted walkway with an approved surface not less than five feet in width.

5. Buildings on lots abutting a plaza or a parking/plaza area shall have at least one entrance oriented to such plaza or parking/plaza area.

6. Building entrances shall be recessed or otherwise covered by pedestrian shelters, consistent with subsection 16.26.050(J).

7. Where off-street parking is provided, it shall conform to the requirements of standards of Section 16.26.040(B).

8. Dumpsters, utility vaults, propane tanks, and similar facilities, shall not be placed between a primary building entrance and an adjacent street, except where no alternative location exists.

9. Street access points, including new or modified driveway approaches, shall conform to the access standards of Section 16.116.010

10. Buildings on corner lots shall have corner entrances or contain architectural detailing that emphasizes the corner (e.g., chamfered edge, windows, trim, art).

11. Primary building entrances shall be at least fifty (50) percent transparent so that two-way views, in and out of a building, are possible. This standard can be met by a door with a window, a transom window above the door, or sidelights beside the door. Where ATMs or kiosks are proposed, they shall be visible from the street for security and have a canopy, awning, or other weather protection shelter.

F. Building Openings. The following standards are intended to facilitate safe, direct, and convenient pedestrian access to buildings and uses; to enhance the appearance and function of Downtown for businesses; and to protect the historic integrity of the Downtown where historic structures exist. For the purposes of this chapter, "transparent" means allowing two-way views in and out of a building. All of the following standards must be met, or adjustments approved, as applicable:

1. Architectural detailing shall define building entrances. Detailing may include, but is not necessarily limited to, a stoop or recess behind the front plane of the building, a canopy or awning cover, an entryway plaza (e.g., with pavers and seating), planter beds, window boxes, or similar detailing.

2. Buildings fronting Broadway Street, Main Street, 2nd Avenue, 3rd Avenue, 4th Avenue, Acacia Avenue, or OR 224 shall comprise not less than sixty (60) percent transparent windows on the ground floor of all street-facing elevations, and not less than thirty (30) percent transparent windows on all side elevations (except common walls). Upper building stories within the subject area shall comprise not less than forty (40) percent transparent windows on street-facing elevations, and not less than thirty (30) percent transparent windows on all side elevations (except common walls).

3. Windows on buildings fronting Broadway Street shall contain trim, reveals or recesses of not less than four inches in width or depth as applicable, consistent with the design of historic buildings. The use of sills and decorative detailing and ornamentation around windows (e.g., patterning, corbels, medallions, pediments, shutters, or similar features), as appropriate, is required. Windows on buildings fronting other streets shall contain detailing and trim as appropriate for the proposed building design, whether historic or modern in style.

4. Upper story windows on buildings fronting Broadway Street shall be vertically oriented, their height greater than their width, and shall follow the vertical lines of the lower level piers and the horizontal definition of spandrels and any cornices. Paired or grouped windows that, together, are wider than they are tall, shall be visually divided to express the vertical orientation of individual windows. Windows on buildings fronting other streets shall contain detailing and trim as appropriate for the proposed building design, whether historic or modern in style.

5. Except for transom windows and bay windows, windows and display cases shall not break the front plane of the building. For reasons of durability and historic compatibility, display cases, when provided, shall be flush with the building façade (not affixed to the exterior) and integrated into the building design with trim or other detailing. Window flower boxes are allowed provided they do not encroach into the pedestrian through-zone.

6. Wall-mounted lighting that is consistent with the architecture of the building shall be used to illuminate primary building entrances and any building-mounted signage.

7. The city decision-making body may grant an exception to the window transparency standards as required for compliance with Chapter 16.48, or as required for parking garages, provided the building design shall incorporate openings, screening, or other detailing, subject to site plan review.

8. The city decision-making body may require security lighting at rear entries.

G. Building Line and Rhythm.

1. Horizontal Rhythm. New buildings shall incorporate rhythmic divisions that relate to historic building patterns and proportions. For example, front elevations should be articulated (e.g., defined by an offset, recess, projection, or similar "break" in the wall plane) not less than once every twenty-five (25) feet. Articulation should be subtle. For example, slight offsets in a building elevation, roofline and/or the rhythmic placement of windows, pilasters, awnings/canopies, trim, art/medallions, or other detailing and ornamentation can satisfy the standard. Changes in paint color do not satisfy this standard. Side and rear elevations may be articulated less frequently but, where applied, they shall complement the overall building design. The city decision-making body may allow alternative detailing, such as a historic mural or landscape trellis where other detailing is impractical to reduce the scale the building wall and to avoid blank walls.

2. Horizontal Lines. New buildings shall follow prominent horizontal lines existing on adjacent buildings at similar levels along the street frontage. Examples of such horizontal lines include but are not necessary limited to window trim, wainscoting or similar features; an existing awning or canopy line; a belt course between building stories; and/or an existing cornice or parapet line. Exceptions: Where adjacent buildings do not provide historically appropriate reference lines, the development may establish new horizontal lines consistent with historical precedence.

3. Ground Floor/Upper Floor Division. New buildings shall maintain clear visual division between the ground level floor and upper floors; this is accomplished, for example, through the use of a belt course, transom, awnings or canopies, consistent with historical precedence.

4. Vertical Rhythm. New buildings shall reflect a vertical orientation, through actual volume, roof form, and/or the use of surface detail, such as vertically oriented sash windows, brick or stucco cladding and trim, or board and batten siding.

5. Roof Form. Buildings fronting Broadway Street shall have front facades that are predominately flat in appearance, with appropriately scaled cornice or stepped parapet tops.

H. Materials and Color. City staff approval of proposed exterior materials and colors is required for all exterior remodels and alterations regardless of whether site plan review is required, consistent with the following standards:

1. Exterior Cladding. New buildings and building exterior remodels fronting Broadway Street shall have exterior cladding that is consistent with historic building design; as appropriate, such materials may consist of brick, brick veneer, stone, split-face concrete block, clapboard siding, board and batten siding, or other materials as required for compliance with Chapter 17.48, Historic Resources. Vinyl siding is not permitted on buildings fronting Broadway. Rough-hewn wood, timbers, and metal (copper, steel, bronze and similar appearance metals) may be used as trims or accents, where use of such materials is not in conflict with Chapter 17.48. Exterior cladding on buildings fronting streets other than Broadway shall have exterior cladding that conforms to the above standards for Broadway or is similar in durability to those materials.

2. Four Sides of Building. New buildings shall be designed so that all four sides contain complementary exteriors. Materials used on the front façade shall turn the building corners and extend for a length of at least 24-inches across each side elevations to avoid the appearance of a false front building. Changes in material or customized textures or detailing (e.g., use of two or more different types of material) shall break up otherwise blank walls and define a building's base, middle and top. Exception: The city decision-making body may approve a historic mural in lieu of the above standards, provided it is consistent with the overall composition of the building.

3. Roofs.

a. Where pitched roofs are proposed, roof surfaces shall be wood, slate, cement tile, asphalt shingles, flat metal, or standing rib seam sheet metal.

b. Roofs must be non-reflective. Metal roofing shall have a non-glare (e.g., matte or painted finish).

c. Buildings fronting Broadway Street shall have cornices or parapets that incorporate materials that are consistent with the overall composition of the building and conform to Chapter 17.48, Historic Resources, as applicable.

4. Exterior Color. Painting schemes shall be simple and coordinated over the entire building to establish a sense of overall composition. Reflective, luminescent, sparkling, and "day-glow" colors and finishes, and clashing paint colors or patterns are prohibited.

I. Pedestrian Shelters. Buildings fronting Broadway Street shall contain awnings, canopies, recesses or similar pedestrian shelters along a minimum sixty (60) percent of the ground floor elevation where the building is adjacent to a sidewalk, walkway, or plaza. The minimum standard for buildings fronting streets other than Broadway is forty (40) percent. Pedestrian shelters shall meet the following criteria:

1. Pedestrian shelters used to meet the above standard shall extend at least five feet over the pedestrian area, be proportionate to the building in its dimensions, and not obscure the building's architectural details.

2. Pedestrian shelters shall align with one another to the extent practical.

3. Shelters shall not conflict with mezzanine or transom windows.

4. Colored canvas (not plastic) awnings and metal or plexi-glass canopies, when consistent with historical styles, are allowed.

Exceptions: Pedestrian shelters are not required where they would conflict with Chapter 16.48, Historic Resources. In addition, the city decision-making body may reduce the minimum shelter depth upon finding that an existing right-of-way, easement, or building code requirement precludes a standard shelter.

J. Public Space and Pedestrian Amenities.

1. Purpose. Public space such as plazas, courtyards, patios, and expanded sidewalks/outdoor seating areas, are required in new development in order to make the downtown more appealing as a shopping destination, and more attractive and comfortable to pedestrians.

2. Public Space Standards. At least three percent, or not less than three hundred (300) square feet, of each development site shall be designated and improved as civic space (plaza, landscaped courtyard, sidewalk extension, or similar space). Such areas shall be ADA accessible, with the highest priority locations being those areas with the highest pedestrian activity. Civic spaces shall be connected to a public right-of-way by a sidewalk or pedestrian access way. All civic spaces shall have dimensions that allow for reasonable use. For example, a small site (e.g., five thousand (5,000) square feet) could provide a four-foot wide strip adjoining and adding on to the sidewalk for a small café seating area, whereas a larger site (fifty thousand (50,000) square feet) at a street corner could provide a one thousand five hundred (1,500) square foot plaza adjacent to the street corner and building entrance. Public spaces shall include pedestrian amenities, per subsection 3., below. Areas reserved as public spaces may be credited toward the minimum required landscape area under subsection 16.26.040(G).

3. Pedestrian Amenities Required. Where street frontage improvements are made pursuant to the Estacada Downtown and Riverside Area Plan and Estacada Transportation System Plan, or where public space is provided pursuant to subsection 16.26.50(J), street frontages shall be improved with pedestrian amenities such as benches, public art, pedestrian-scale lighting, shade structures, way finding signs, or similar pedestrian facilities. The improvements required as a condition of development approval shall be equal to or greater than one-half of one percent (0.5%) of the estimated construction cost of proposed building(s). Where a public space adjoins a building entrance, the cost of providing a weather protection canopy, awning, arcade, overhanging eave, arbor, portico, or similar feature, consistent [with] subsection 16.26.050(I), may be credited toward this requirement. Pedestrian amenities such as seating, planters, public art and pedestrian lighting (e.g., street lamps or pathway bollard lights) at street corners or paved mid-block pedestrian access ways between buildings may also be credited toward this requirement. The cost of a proposed public-private parking facility may be subtracted from building costs used in the assessment of civic space improvements. A licensed architect, landscape architect, or other qualified professional, shall prepare cost estimates for civic space improvements, which shall be subject to review and approval by the city decision-making body.

K. Signs. In addition to complying with requirements of Chapter 16.72, Signs, conformance to the following standards is required in the Downtown zone:

1. Building designs shall incorporate a sign band or otherwise provide for blade signs, awning signs, marquees, or other compatible sign types.

2. Pole signs are prohibited within one hundred (100) feet of Broadway Street and limited to a height of forty (40) feet elsewhere in the Downtown zone.

3. Monument signs shall not exceed eight feet in height and sixty-four (64) square feet of sign face for each side of a two-sided sign. A lot must have a minimum of fifty (50) feet of street frontage for one monument sign.

4. Where a monument sign or pole sign is allowed on a site with a multi-tenant building, the sign shall be designed to accommodate multiple tenants.

(Ord. No. 2012-005, § 3, 9-10-2012)