Chapter 18.33 - ARCHITECTURAL AND SITE DESIGN STANDARDS
Sections:
18.33.010 Intent.
18.33.020 Applicability.
18.33.030 Existing Uses and Structures.
18.33.040 Definitions.
18.33.050 Single-family and Two-family Dwelling Architectural Design Standards.
18.33.060 Multifamily Architectural and Site Design Standards.
18.33.070 Institutional and Commercial Architectural Design Standards.
18.33.080 Industrial Architectural Design Standards.
18.33.090 Variances.
18.33.100 Enforcement.
18.33.110 Violation—Penalty.
18.33.010 Intent. The intent of this chapter is to implement the City of Evans Comprehensive Plan and promote the health, safety and general welfare of its residents by encouraging high quality in the site design, organization, and construction of new developments and neighborhoods. (Ord. 346-05: Ord. 244-03: Ord. 160-02)
18.33.020 Applicability.
All new development shall comply with the provisions of this chapter, unless otherwise stated herein. (Ord. 346-05)
18.33.030 Existing Uses and Structures.
A. The standards of this chapter shall apply to all building permits applied for after the effective date of the ordinance adopting this chapter, except as may otherwise be provided for under the provisions of this chapter.
B. Structures that were conforming prior to the effective date of the ordinance adopting this chapter, but that do not meet one or more standards of this chapter, shall be considered legal nonconforming in accordance with Chapter 19.56 of the Evans Municipal Code. (Ord. 346-05)
18.33.040 Definitions.
The following words and phrases shall, for the purpose of this chapter, be defined as follows:
“Adjacent house” shall mean a house on a lot sharing a side property line with the subject lot.
“Architectural shingle roof” shall mean shingles that have added dimensionality because of extra layers or tabs, giving them a shake-like appearance.
“Change of plane of front façade” shall mean 30 percent to 50 percent of the front façade of the house, excluding any garage or porch, is at least two feet closer to or farther from the front property line than the rest of the façade.
“Change of plane of rear façade” shall mean 30 percent to 50 percent of the rear façade of the house, excluding any garage or porch, is at least two feet closer to or farther from the rear property line than the rest of the façade.
“Double front doors” shall mean two adjacent standard size front doors at the entrance to the house.
“Decorative window(s)” shall include:
• bay, box or oriel windows;
• window arches which form a semicircle over a door or another window below it;
• transom windows which form a semicircle over, but are not connected to, a door or another window below it;
• picture windows which are a minimum four feet by six feet, fixed pane;
• windows of unusual shape such as octagons, circles, etc. and with a minimum glass area of four square feet; and
• sidelights which include at least one window adjacent the front door, a minimum of one foot wide and the same height as the door.
“Eave” shall mean the projecting edges of a roof overhanging the wall of a building.
“Exterior lights” shall mean lights of 40 to 150 watts attached to the soffits of the house at least every 15 linear feet and decorative “wall lantern” lights on either side of the garage door. Security lights such as halogen lights and lights required by the building code shall not satisfy the requirements of this feature.
“False vent on gable” shall mean a vent painted to match the siding or the trim of the house and being at least two square feet in area, or having a diameter of two feet for circular vents, on at least one gable.
“Finished floor area of at least 1,800 square feet” shall exclude the basement of the house.
“Fireplace chimney” shall mean a decorative structure on the roof of the house with stone or brick fascia and which is at least two feet wide by one foot thick and which projects above the roof at least one foot at the nearest point.
“Flush, recessed, alley-accessed, side-loaded, or detached garage” shall mean a garage that is no closer to the front property line than the ground-level front façade of the principal structure.
“Front façade” shall mean the exterior wall(s) of the principal residential building that face(s) the street from which the building is accessed or addressed.
“Front façade of 100 percent stone and/or brick” shall mean all siding on the front façade and each side elevation a depth of two feet back from the front corners of the house is covered with either stone or brick material, or a combination of both.
“Front façade of 100 percent stucco façade with stone or brick wainscot” shall mean all siding on the front façade and each side elevation a depth of two feet back from the front corners of the house is covered with stucco and has a wainscot of stone or brick at least two feet in height.
“Front façade of 100 percent stucco” shall mean all siding on the front façade and each side elevation a depth of two feet back from the front corners of the house is covered with stucco.
“Front porch” shall mean a covered porch on the front of the house with a minimum depth of six feet and a minimum area of 72 square feet, excluding the stoop and any projections (e.g., bay windows). Front porches shall be open on all sides except where they adjoin a wall of the house and shall have columns that are at least four inches wide.
“Front yard landscaping” shall mean installation of a Landscape and Irrigation Plan approved by City staff and shall, over the entire pervious area of the front yard, consist of:
1. four cubic yards of compost per 1,000 square feet of landscape area, tilled in to the soil; and
2. trees and shrubs in the front yard including a minimum of one (1) two-inch caliper deciduous tree or six-foot tall evergreen tree and three (3) five-gallon container shrubs or nine (9) one-gallon container shrubs; and
3. non-living groundcover materials such as decorative rock or bark mulch in 25 percent of the area of the front yard; and
4. groundcover consisting of established grass seed or sod in 70 percent area of the front yard; and
5. an irrigation system (drip-irrigation for woody plant materials and sprinklers for turf grass).
As an option, front yards may be xeriscaped with a variety of low-water plants, such as native grasses and low-water shrubs and trees, to be reviewed on a case-by-case basis. Irrigation for xeriscaped front yards is required, and no more than 30 percent of the front yard shall contain non-living groundcover.
See also Section 19.04 – Definitions – and Section 19.47 – Landscaping – of the Municipal Code for additional definitions of these terms. Inspection and approval of the installation of the landscaping by City staff shall be required prior to issuance of a certificate of occupancy, except when weather or watering restrictions prevent planting, the builder shall supply the City with a letter of intent stating a landscaping completion date not to exceed six months and a cash escrow of $2,500.00.
Landscaping and Irrigation Plans, for the purposes of this Section, shall have the following requirements:
1. Three copies of the Plan on 8 ½ inch by 11 inch, 8 ½ inch by 14 inch, or 11 inch by 17 inch paper shall be submitted with a building permit application;
2. Plans shall include, at a minimum, the following information:
a. graphic scale, date, and north arrow;
b. location of property lines and easements;
c. approximate location of all proposed buildings, paving, and other improvements;
d. approximate location of all proposed landscaping;
e. a table with a breakdown of the area devoted to trees and shrubs and living and non-living groundcover;
f. a list of all proposed plant and landscape material including species, size, and quantity; and
g. signature of the owner/builder.
“Garage door painted to match house” shall mean a garage painted a color, other than white, that is the same as either the siding or the trim of the principal structure.
“Garage door windows” shall mean two windows per stall in the garage door panels of either the top row or the second from the top row.
“Porch columns, eight-inch” shall mean all roof supports within the area of a front porch (and wraparound porch, if applicable) at least eight inches by eight inches, or eight inches in diameter, as applicable, or clad entirely with brick or stone material.
“Rear façade” shall mean the exterior wall(s) of the principal residential building that are opposite and generally parallel to the front façade.
“Rear façade of 100 percent stone and/or brick” shall mean all siding on the rear façade is covered with either stone or brick material, or a combination of both.
“Rear façade of 100 percent stucco façade with stone or brick wainscot” shall mean all siding on the rear façade is covered with stucco and has a wainscot of stone or brick at least two feet in height.
“Rear façade of 100 percent stucco” shall mean all siding on the rear façade is covered with stucco.
“Roof dormer” shall mean at least one projection in the roof of the house with the same material as the rest of the roof and containing a window at least two feet by two feet or two feet in diameter.
“Roof pitch” shall mean the degree of roof incline expressed, in inches, as the ratio of the rise to the span, for the entire roof except that area over a front porch.
“Shake shingle roof” shall mean real or simulated wood shingles.
“Shutters around windows” shall each be half the area of the window to which they are adjacent and shall be placed on all windows except decorative windows.
“Stone or brick wainscot” shall mean that at least the lowest two feet of siding on the front façade, including a two-foot wraparound to the side façade(s), is covered with stone or brick.
“Substantial improvement” shall mean any change to an existing improvement that causes the size, height, or area to increase by 50 percent or more, or which costs 50 percent or more of the market value of the improvement prior to the change.
“Three-car garage” shall mean a garage with three stalls, each measuring at least nine feet in width, and which conforms to all the requirements of Chapter 19.48 of the Municipal Code.
“Three-foot offset from adjacent house(s)” shall mean the plane of the structure nearest the front property line is at least three feet closer to or farther from the front property line than the structures nearest the front property lines on either adjacent lot.
“Three-tone paint” shall mean three separate and distinct paint colors consisting of one primary color, one contrasting color, and one brighter accent color used on the exterior of the house.
“Tile roof” shall mean painted cement, clay, stone, or slate tiles covering the entire roof.
“Variation in roofline” shall mean a roof:
1. with ridgelines that are no longer than 25 feet in any one direction and that have two changes of elevations of at least one foot; or
2. that contains four or more gables, which face the front property line, including “false” or non-structural gables; or
3. that is of a “Santa Fe” style, i.e., a flat roof with parapets; or
4. that has clipped gable ends, as defined as at least two triangular areas with a slope of at least 4:12 and where the ridgelines terminate at least two feet in from the exterior plane of the house.
“Variation in roof color” shall mean the color of the roof of the principal structure is clearly different from the roof colors of the principal structures on either adjacent lot.
“Wraparound porch” shall mean a covered porch on the side of a house that extends a minimum distance of 15 feet from a front porch, as measured from the front corner of the house, and contains a minimum width of six feet, as measured from the side of the house. Wraparound porches shall be open on all sides except where they adjoin a wall of the house. (Ord. 346-05: Ord. 244-03: Ord. 160-02)
18.33.050 Single-Family and Two-Family Dwelling Architectural Design Standards.
Where a single-family or two-family dwelling is the principal use, such dwelling shall comply with all of the following criteria prior to issuance of a certificate of occupancy:
A. The primary entrance to a dwelling unit or units shall face the adjacent public street to the maximum extent possible.
B. All pitched roofs shall have a minimum pitch of 4:12.
C. All pitched roofs shall have a minimum of twelve-inch (12”) eaves.
D. All vents and vent piping shall be painted to match the principal structure.
E. All doors and windows not bordered by brick or stone material shall have minimum three-inch trim.
F. No more than the lowest nine inches of a foundation wall shall be exposed to view on any side of a house.
G. The façade facing a side street property line on a corner lot shall have at least one window and/or break in the plane of the façade of at least two feet.
H. Front façades. In addition to the above standards, each single-family and two-family dwelling on any lot platted after July 16, 2002, shall incorporate a total of 16 points’ worth of architectural features from the table below:
| Feature | Credit Toward Requirement | Can count if same adjacent? | |
|---|---|---|---|
| 1 | Flush, recessed, alley-accessed, side-loaded, or detached garage | 5 | YES |
| 2 | Front façade of 100 percent stone and/or brick | 5 | See Below |
| 3 | Front yard landscaping | 5 | YES |
| 4 | Front facade of 100 percent stucco with stone or brick wainscot | 4 | See Below |
| 5 | Finished floor area of at least 1,800 square feet | 4 | YES |
| 6 | Tile Roof | 4 | YES |
| 7 | Front facade of 100 percent stucco | 3 | See Below |
| 8 | Roof pitch of 8:12 or greater | 3 | YES |
| 9 | Roof dormer(s) | 3 | NO |
| 10 | Stone or brick wainscot on front facade | 3 | See Below |
| 11 | Shake shingle roof | 3 | YES |
| 12 | Three-car garage | 3 | NO |
| 13 | Variation in roofline | 2 | YES |
| 14 | Roof pitch of 6:12 or 7:12 | 2 | YES |
| 15 | Architectural shingle roof | 2 | YES |
| 16 | Three-tone paint | 2 | See Below |
| 17 | Three-foot offset from adjacent house(s) | 2 | YES |
| 18 | Garage door windows | 2 | YES |
| 19 | Exterior lights on front facade | 2 | YES |
| 20 | Double front doors | 2 | YES |
| 21 | Front porch | 2 | YES |
| 22 | Wraparound porch | 2 | YES |
| 23 | Porch columns, eight-inch | 2 | NO |
| 24 | Variation in roof color | 2 | See Below |
| 25 | Fireplace chimneu | 1 | NO |
| 26 | False vent on gable on front facade | 1 | NO |
| 27 | Garage door painted to match house | 1 | YES |
| 28 | shutters around windows on front facade | 1 | NO |
| 29 | Decorative window(s) on front facade | 1 | See Below |
| 30 | Change of plane of front facade | 1 | YES |
| 31 | 18-inch or wider eaves | 1 | NO |
| TOTAL: (minimum 16 points required) | 76 |
Features in the table above with the word “no” in the right-hand column shall not count for credit if a house on either adjacent lot received credit for the same feature. The features numbered 2, 4, 7, 10, 16, 24, and 29 in the table above may count for credit on adjacent lots only if the appearance of the features differs in characteristics such as color, material, or style. For example, two adjacent houses may receive credit for using brick, if the brick on one house is a different color from the brick on the other.
I. Rear façades. In addition to the above standards, each single-family or two-family dwelling on any lot platted after July 16, 2002, and along the perimeter of a subdivision and which is within 100 feet of an arterial or major collector right-of-way shall incorporate a total of 8 points’ worth of architectural features from the table below prior to issuance of a certificate of occupancy:
| Feature | Credit Towards Requirement | Can count if same adjacent? | |
|---|---|---|---|
| 1 | Rear façade of 100 percent stone and/or brick | 5 | See below |
| 2 | Rear façade of 100 percent stucco with stone or brick wainscot | 4 | See below |
| 3 | Tile Roof | 4 | YES |
| 4 | Rear façade of 100 percent stucco | 3 | See below |
| 5 | Roof pitch of at least 8:12 | 3 | YES |
| 6 | Shake shingle roof | 3 | YES |
| 7 | Variation in roofline | 2 | YES |
| 8 | Roof pitch of 6:12 or 7:12 | 2 | YES |
| 9 | Architectural shingle roof | 2 | YES |
| 10 | Three-tone paint | 2 | See below |
| 11 | Variation in roof color | 2 | See below |
| 12 | Shutters around windows on rear façade | 1 | NO |
| 13 | Decorative window(s) on rear façade | 1 | See below |
| 14 | Change of plane of rear façade | 1 | Yes |
| Total: (Minimum 8 points required) | 35 |
Features in the table above with the word “no” in the right-hand column shall not count for credit if a house on either adjacent lot received credit for the same feature. The features numbered 1, 2, 4, 10, 11, and 13 in the table above may count for credit on adjacent lots only if the appearance of the features differs in characteristics such as color, material, or style. For example, two adjacent houses may receive credit for using brick, if the brick on one house is a different color from the brick on the other.
J. An applicant may request consideration of a feature not listed in tables above. The Director of Public Works may approve the request and shall determine a point value for the feature for credit toward the requirements of this Section. The Director’s decision whether to approve the request and, if so, the point value to award it, shall be based on the feature’s size, uniqueness, and any other factors that may contribute to the distinctiveness of the house and the streetscape. (Ord. 346-05: Ord. 272-04: Ord. 244-03: Ord. 160-02)
18.33.060 Multifamily Architectural and Site Design Standards.
Any lot where a multifamily dwelling is the principal use shall comply with all of the following criteria:
A. Elevations, materials and colors.
1. Exterior architecture elevations, including proposed roof style and pitch, window and door detail, and materials and colors, shall be compatible with the character of the surrounding area if there is an established character.
2. All sides of any multifamily building shall include a combination of durable materials such as stucco, brick, stone; colored and textured concrete, and decorative masonry block; glass or acrylic block; vinyl, concrete or wood siding; and hardwood and pressure-treated wood. Accent and decorative components may also include marble and granite; steel, copper, and aluminum; heavy timber; and terracotta. Other materials may be approved on a case-by-case basis. Materials and colors shall be indicated on elevation illustrations.
3. Every elevation shall be broken up through the use of decorative architectural features such as change in plane; molding, columns, cornice, frieze, or arches; rigid awnings or canopies; color and texture variations; recessed windows or doors, bay windows, window sills, or window boxes; decks and covered patios; or exposed structural elements like steel or timber beams.
4. Building entrances shall be identified and directly accessible from a public sidewalk or sidewalk internal to the site.
5. No fewer than one building entry shall accommodate each four units. Individual exterior entry doors for each unit are encouraged.
6. Windows and doors shall have at least three-inch exterior trim, unless otherwise enhanced with approved decorative features.
7. Windows and glazing shall not be highly reflective.
8. Reflective, neon, primary (red, blue, yellow) and secondary (purple, green, orange) colors shall not be permitted as exterior paint colors on any structure within a multifamily development, except for trim and accent by approval of the Director of Public Works. Acceptable colors include subtle warm and cool colors, earth-tone colors, and neutral colors. Samples of proposed materials and colors shall be provided upon request of the Director of Public Works.
B. Roofs.
1. Roofs shall be gable, gambrel, hipped or otherwise broken up through varying planes. Flat roofs with varying planes shall be considered on a case-by-case basis when appropriate to the architectural character of the building.
2. Roofs shall be constructed of asphalt, fiberglass, non-reflective metal shake, or wood shake shingle; clay, concrete, fiber cement, or non-reflective metal tile; slate; or non-reflective metal standing seam. Other materials may be considered on a case-by-case basis. Roof material shall be indicated on the elevation illustrations.
C. Screening and service areas.
1. Uses that generate noise and glare (including outdoor vending machines) and which operate 24 hours per day shall not be located in areas of the site that are visible or audible from any residential land uses. Amenities, such as swimming pools, hot tubs and tennis courts, may be integrated into the site plan and located within visibility and/or audibility of residential units within the subject multifamily development, provided such amenity is not located closer than 40 feet from any unit, including a patio or balcony.
2. Individual exterior air conditioning and similar units are not permitted. Exterior mechanical units, whether ground or rooftop, shall be fully screened from view. The location of exterior mechanical units shall be indicated on the site plan.
3. Each multifamily development shall include one or more areas, as required, for trash receptacles fully screened on all sides with minimum six-foot-tall privacy fences or walls constructed of materials consistent with the multifamily buildings. Such receptacles shall be, at a minimum, the equivalent of 96 gallons (approximately one-half cubic yard) per dwelling unit. Such areas shall be located such that each dwelling unit is within 200 feet of a trash receptacle area.
D. Site design.
1. Multifamily developments between five and 15 acres shall include a minimum of one public street or private drive, with detached sidewalks and six-foot landscaped planting strips that is continuous through the site, and connects to a public street on either end (referred to as a “through-access drive”).
2. Multifamily development sites greater than 15 acres shall include a minimum of two through-access drives with detached sidewalks and six-foot landscaped planting strips. Multifamily buildings shall be arranged to enclose and frame common areas, which may include gardens, courtyards, recreation, and play areas. Such common areas shall contain at least three of the following features:
a. Seasonal planting areas;
b. Large, flowering trees;
c. Community garden;
d. Seating;
e. Pedestrian-scaled lighting;
f. Gazebos or other decorative structures;
g. Play structures for children (ages 5-12); or
h. Natural environmental features, such as an existing creek, rock outcropping, or grove of existing trees, but not a field of weeds as defined by Chapter 8.12 of the Municipal Code.
Other amenities may be approved on a case-by-case basis. Storm water detention areas or required setback areas around oil and gas facilities shall not count toward common area features.
E. Central mailbox stations shall be provided in accordance with U.S. Postal Service standards and shall be indicated on the site plan.
F. Parking.
1. Parking lot striping shall be an approved, reflective, white paint.
2. Required parking stalls and driveways shall be paved with asphalt, concrete, or a similar material upon approval of the Director of Public Works.
3. Minimum six-inch-high curbs shall delineate parking areas from pedestrian areas.
G. City of Evans Standard Ornamental light fixture shall be installed on public and private streets. Adequate pedestrian lighting shall be supplied throughout the development and may be in the form of low-glare pole or wall-mount fixtures, bollards, or other acceptable type. The placement and type of fixtures shall be indicated on the site plan, for review and approval of the Director of Public Works/Planning. (Ord. 346-05: Ord. 272-04: Ord. 244-03: Ord. 160-02)
18.33.070 Institutional and Commercial Architectural Design Standards.
The following standards shall apply to all structures built in commercial zoning districts, as well as commercial structures in RC (Residential Commercial) zoning districts, and institutional structures.
A. Elevations, materials and colors.
1. Exterior architecture elevations including proposed roof style and pitch, window and door detail, materials and colors shall be compatible with the character of the surrounding area if there is an established character.
2. All sides of any commercial or institutional building shall include a combination of durable materials such as stucco, brick, stone, marble, and granite; colored and textured concrete, and decorative masonry block; glass or acrylic block; and hardwood and pressure-treated wood. Accent and decorative components may also include steel, copper, and aluminum; heavy timber; and terracotta. Other materials may be approved on a case-by-case basis. Materials shall be indicated on elevation illustrations.
3. Front and street side elevations shall have a minimum of 25 percent of the wall area as window and/or glass door area.
4. Every elevation shall be broken up through the use of decorative architectural features such as change in plane; molding, columns, cornice, frieze, or arches; rigid awnings or canopy; color and texture variations; recessed windows or doors, bay windows, window sills, window boxes, or false windows; decks and covered patios; and exposed structural elements like steel or timber beams.
5. Building entrances shall be identified and directly accessible from a public sidewalk or sidewalk internal to the site.
6. Windows and doors shall have at least three-inch exterior trim, unless otherwise enhanced with approved decorative features.
7. Windows and glazing shall not be highly reflective.
B. Roofs.
1. Roofs shall be gable, gambrel, hipped or otherwise broken up through varying planes. Flat roofs with varying planes shall be considered on a case-by-case basis when appropriate to the architectural character of the building.
2. Roofs shall be constructed of asphalt, fiberglass, non-reflective metal shake, or wood shake shingle; clay, concrete, fiber cement, or non-reflective metal tile; slate; or non-reflective metal standing seam. Other materials may be considered on a case-by-case basis. Roof material shall be indicated on the elevation illustrations.
C. Screening and service areas.
1. Uses that generate noise and glare (including outdoor vending machines) shall not be located in areas of the site that are visible or audible from any residential land uses.
2. Service and loading areas shall be fully screened, through the use of landscaping and/or fencing, from adjacent residentially zoned properties, internal parking lot driveways, and public and private rights-of-way. Service and loading areas shall not be placed on the front or street side of a building, but rather at the rear or side of the building.
3. Trash receptacles shall be fully screened on all sides with minimum six-foot-tall privacy fences or walls constructed of materials consistent with the commercial building.
4. Exterior mechanical units, whether ground or rooftop, shall be fully screened from view. The location of exterior mechanical units shall be indicated on the site plan.
D. Site design.
1. Individual commercial buildings, whether on one or more lots, that share common access driveways and parking spaces, shall be arranged to enclose and frame common areas, which may include parking areas with designated pedestrian crosswalks, pedestrian plazas and gathering areas, landscaping, and similar common areas. Commercial developments between five and 15 acres shall include a minimum of one public street or private drive, with detached sidewalks and six-foot landscaped planting strips that is continuous through the site, and connects to a public street on either end (referred to as a “through-access drive”).
2. Commercial developments greater than 15 acres shall include a minimum of two through-access drives with detached sidewalks and six-foot landscaped planting strips.
E. City of Evans Standard Ornamental light fixture shall be installed on public and private streets. Adequate pedestrian lighting shall be supplied throughout the development and may be in the form of low-glare pole or wall-mount fixtures, bollards, or other acceptable type. The placement and type of fixtures shall be indicated on the site plan, for review and approval of the Director of Public Works/Planning.
F. Parking.
1. Parking lot striping shall be an approved, reflective, white paint.
2. Required parking stalls and driveways shall be paved with asphalt, concrete, or a similar material upon approval of the Director of Public Works.
3. Minimum six-inch-high curbs shall delineate parking areas from pedestrian areas. (Ord. 346-05: Ord. 272-04: Ord. 244-03: Ord. 160-02)
18.33.080 Industrial Architectural Design Standards.
The following standards shall apply to all structures built in industrial zoning districts.
A. Elevations, materials and colors.
1. Building entrances shall be identified and directly accessible from a public sidewalk or sidewalk internal to the site.
2. Up to 50 percent of the front and street-facing elevations, up to 75 percent of the side elevations, and up to 100 percent of the rear elevation may incorporate non-reflective steel siding or steel architectural panels. Other materials shall include a combination of durable materials such as stucco, brick, stone, marble, and granite; colored and textured concrete, and decorative masonry block; glass or acrylic block; and hardwood and pressure-treated wood. Accent and decorative components may also include steel, copper, and aluminum; heavy timber; and terracotta. Other materials may be approved on a case-by-case basis. Materials and colors shall be indicated on the elevation illustrations.
3. Front and street side elevations shall have a minimum of 10 percent of the wall area as window and/or glass door area.
4. Front and street side and side elevations shall be broken up through the use of decorative architectural features such as change in plane; columns or arches; rigid awnings or canopies; color and texture variations; recessed windows or doors, false windows; or exposed structural elements like steel or timber beams.
5. Windows and doors shall have at least three-inch exterior trim, unless otherwise enhanced with approved decorative features.
6. Windows and glazing shall not be highly reflective.
B. Roof.
1. Pitched roofs shall have a minimum 4:12 pitch and shall not be constructed of reflective material. Roof material and color shall be indicated on the elevation illustrations. Flat roofs shall be allowed where appropriate for the architectural character and style of the building.
2. Roofs shall be constructed of asphalt, fiberglass, non-reflective metal shake, or wood shake shingle; clay, concrete, fiber cement, or non-reflective metal tile; slate; or non-reflective metal standing seam. Other materials may be considered on a case-by-case basis. Roof material shall be indicated on the elevation illustrations.
C. Site design.
1. When possible, individual industrial buildings, whether on one or more lots, that share common access driveways and parking spaces, shall be arranged to enclose and frame common areas, which may include parking areas with designated pedestrian crosswalks, pedestrian plazas and gathering areas, landscaping, and similar common areas.
2. Industrial developments between five and 15 acres shall include a minimum of one public street or private drive, with detached sidewalks and six-foot landscaped planting strips that is continuous through the site, and connects to a public street on either end (referred to as a “through-access drive”).
3. Industrial developments greater than 15 acres shall include a minimum of two through-access drives with detached sidewalks and six-foot landscaped planting strips.
D. Screening and service areas.
1. Uses that generate noise and glare (including outdoor vending machines) shall not be located in areas of the site that are visible or audible from any residential land uses.
2. Service and loading areas shall be fully screened, through the use of landscaping and/or fencing, from adjacent residentially zoned properties, internal parking lot driveways, and public and private rights-of-way. Service and loading areas shall not be placed on the front or street side of a building, but rather at the rear or side of the building.
3. Exterior mechanical units, whether ground or rooftop, shall be fully screened from view. The location of exterior mechanical units shall be indicated on the site plan.
4. Trash receptacles shall be fully screened on all sides with a minimum six-foot-tall privacy fence or wall constructed of materials consistent with the building. Location and materials shall be indicated on the site plan.
5. Allowed outdoor storage areas shall be fully screened using a solid fence or wall. Chain link is permitted with tight-fitting, neutral-colored slats, such as white, ivory, beige, tan, or grey, or other pre-approved color. Fence location, materials and color shall be indicated on the site plan.
E. City of Evans Standard Ornamental light fixture shall be installed on public and private streets. Adequate pedestrian lighting shall be supplied throughout the development and may be in the form of low-glare pole or wall-mount fixtures, bollards, or other acceptable type. The placement and type of fixtures shall be indicated on the site plan, for review and approval of the Director of Public Works/Planning.
F. Parking.
1. Parking lot striping shall be an approved, reflective, white paint.
2. Required parking stalls and driveways shall be paved with asphalt, concrete, or a similar material upon approval of the Director of Public Works.
3. Minimum six-inch-high curbs shall delineate parking areas from pedestrian areas. (Ord. 346-05: Ord. 272-04: Ord. 244-03: Ord. 160-02)
18.33.090 Variances. If specific site conditions make it impossible or clearly impractical to construct buildings as required by these Architectural Design Standards, the applicant may request a variance from the terms of this chapter through the City’s standard zoning variance procedure set forth in Chapter 19.58 of the Evans Municipal Code, as amended. (Ord. 346-05: Ord. 244-03: Ord. 160-02)
18.33.100 Enforcement. In addition to any other penalties allowed under the Municipal Code, these standards may be enforced by withholding building permits or certificates of occupancy, suspending or revoking building permits previously granted, or issuing stop-work orders effective until violations of these standards have been corrected. (Ord. 346-05: Ord. 244-03: Ord. 160-02)
18.33.110 Violation – Penalty. Any person who violates any of the provisions of this chapter is guilty of a violation of this chapter and shall be punished as provided in Section 1.16.010 of the Municipal Code. (Ord. 346-05: Ord. 244-03: Ord. 160-02)
