20.650.060 Other Development Standards.
A. Public amenities.
1. Overhangs and canopies shall be integrated in the building design along all pedestrian thoroughfares.
2. Comfortable and attractive street furniture, such as seating and tables, fountains, trash receptacles, information kiosks, and directories which are accessible to the physically disabled shall be provided in public spaces for public enjoyment and comfort.
B. Site grading.
1. Site design shall minimize the removal of mature trees and other existing mature vegetation.
2. The proposed grading shall be designed with slopes and topographic features that match the natural grade to the maximum extent practicable.
3. Sites shall be designed to minimize erosion.
4. Where they exist in their natural state, significant wetlands, drainageways and streams shall be preserved.
C. Art and furnishings.
1. The use of art is encouraged and shall be integrated into the overall design of a project, if proposed.
2. Lighting fixtures and illumination shall be of similar design and character as the project’s building components.
D. Pathway guidelines/requirements.
1. Public use and access to the Columbia River shoreline shall be provided.
2. A trail that extends along all of the waterfront from the Burlington Northern Railroad bridge to the eastern city limits with viewpoints and access points shall be provided within 35 feet of the ordinary high water mark. Flexibility may be allowed to vary the location of the path, keeping it as close to the river as possible. Under special circumstances, the path may be allowed to vary or depart from the river for short distances. Also, it may be necessary from time to time to temporarily close a portion of the path. As part of an application submitted in compliance with VMC 20.650.025, the location of the path, viewpoints and access points shall be shown and an explanation shall be submitted as to why the proposed location is the most appropriate for the site and that the equivalent of the pathway requirement can be met.
3. Along the pathway there shall be viewpoints and access points provided for the public. The location of the viewpoints and access points shall be determined after the analysis, as stated in Building Heights/Views, is complete.
4. All applications submitted shall comply with the intent and purposes of Resolution No. M-2739 regarding the pathway along the river, which outlines the city’s responsibilities in terms of the pathway requirement including, but not limited to, planning for a trail from the Burlington Northern bridge to the eastern city limits which includes some public amenities and includes the providing by the city of adequate maintenance and public safety.
E. Screening. All trash cans, trash collection areas, storage yards, service areas and mechanical equipment, including heat pumps, air conditioners, emergency generators and water pumps, shall be screened from view or placed in locations where they will generally not be visible. Screened materials shall be incorporated into the building design. Small rooftop mechanical equipment, including vents, need not be screened if the total area of such equipment does not exceed 10 square feet per structure.
F. Fencing. A minimum six-foot sight-obscuring fence is required for storage, assembly and/or fabrication uses.
G. Signage.
1. Types. Business park type monument base signs are permitted. The maximum height of a monument base sign is 15 feet. The maximum size of a monument base sign is 50 square feet. Rotating, flashing and free-standing pole and rooftop signs are prohibited. Fascia signs are permitted as set forth in Chapter 20.960 VMC, Signs; provided, that they are consistent with the standards set forth in this subsection.
2. Standards.
a. The size, shape, location and design of all signs shall be compatible with building proportions and features and be consistent with the overall character of the site.
b. Sign locations shall be integrated within the design of the site and adjacent streetscape.
c. Signs shall be integrated with landscape elements such as walls, planters, and street furniture and be placed so they are not obscured by landscaping when it has reached full maturity.
d. Consideration shall be given to the location and design of signs on adjacent parcels.
e. Multi-tenant buildings and shopping centers shall all have a comprehensive sign program. Provisions should be made for coordination of sign dimensions, materials, textures, colors, illumination and method and location of mounting. These signs shall be delineated in a uniform and consistent manner.
f. Traffic directional signs should be placed to promote safe and efficient traffic flow.
g. Signs shall be oriented to promote readability and serve their intended function.
h. The use of individual letters for signs is preferred over cabinet signs with brightly lit backgrounds or signs that have emphasized backgrounds. Sign letters shall be illuminated rather than the background area or backlit signs should have opaque backgrounds.
i. The light source of externally illuminated signs shall be shielded or out of the public’s view.
j. Visible braces and other supporting devices should be avoided but, if required, be incorporated as a design feature.
H. Other development standards.
1. Maximum lot coverage. The maximum lot coverage shall be 70 percent, including building footprints and all paved areas devoted to vehicular parking, loading and circulation.
2. Minimum landscaping/open space. The minimum landscaped area shall be 20 percent. The height of all planted trees shall be coordinated with view corridors and with the height of adjacent buildings. This will help ensure that the view corridors are protected.
I. Parking requirements.
1. Parking adjacent to the river. No parking shall be allowed adjacent to the river. This is to avoid potential problems related to storm water run-off and other water quality problems impacting the river and to enhance the view corridors through and along the river. In some cases, parking may be allowed adjacent to the river but only if:
a. The parking is required for a water-dependent or a water-related use and no reasonable alternative exists; or
b. The area of the lot where the parking would be located is depressed four feet or more below street level.
2. Shared parking between and among uses shall be encouraged.
3. Joint circulation and shared access between abutting properties is encouraged.
4. Adequate lighting for parking lots shall be provided to ensure personal safety. Lighting shall be integrated into the architectural character both in terms of illumination.
J. Transit facilities.
1. Depending on the type and intensity of development proposed, certain transit facilities may be required including, but not limited to, bus shelters and bus pull-outs.
2. Where bus shelters and other transit facilities are provided, they shall be located near building access and/or activity areas and be incorporated in the building design.
K. Utilities. All required utilities shall be constructed underground.
L. Lighting. Lighting for development shall be provided in a uniform and consistent manner in terms of location and design within a development and in coordination with adjacent development and/or zoning. Lighting shall not create glare beyond the subject parcel’s boundaries. Lighting shall be uniform and consistent along pathways and/or open spaces and public areas and shall be complementary within developments.
M. Setback requirements.
1. Required perimeter setbacks from the project boundary shall be based upon the setbacks of the adjacent zone or the following requirements, whichever are greater:
a. For a structure: 25 feet.
b. For a parking lot: 10 feet.
c. For a vehicular accessway: five feet.
2. An accessway shared by property zoned commercial and residential is not subject to the yard requirement.
3. There are no mandatory setbacks required within the site. However, a requirement may be established at the time of planning commission review depending upon the type and intensity of development proposed. (Ord. M-3643, 01/26/2004)