1615 - Resolution - Tremont Corridor Specific PlanRES0LL)T10INJ N0. 1615
A RESOLUTION OF THE CITY OF PORT ORCHARD,
WASHINGTON ADOPTING THE TREM0NT CORRIDOR
SPECIFIC PLAN.
WHEREAS, Tremont Street is an important and heavily travelled
arterial in South K itsap County; and
WHEREAS, the quality of development and land use along Tremont
Street will create an linage and "impression of the City of Fort Orchar,-; :-d
WHEREAS, the community, Planning Commission and City Council
have established more stringent criteria for this corridor;
THEREFORE, the City Council of the City of Port Orchard hereby
adopt the Tremont Corridor Specific Plan to be used in the guidance of future
development along Tremont Street.
1) All future land use actions within the corridor shall refer to
these standards. Every reasonable effort should be made to
comply with these standards. If the development deviates
from the plan recommendations, an explanation will be
provided at the public hearings for the zoning actions.
2) The specific regulations of Tremont Corridor Specific Plan
are not to be considered mandatory at this time. The Plan
will be used as an interim tool to allow the impacts of the
more stringent requirements to be better determined.
3) The City Council will review this resolution annually to
determine if the Plan should be converted from an interior
guidance to a City ordinance.
PASSED by the City Council of the City of Port Orchard,
APPROVED by the Mayor and attested by the Clerk: in authentication of such
passage this 14th day cf September, 1992.
LESLIE !. WEATHERIIWL, MAYOR
ATTESTy �
Patricia Hower, City Clerk
TREMONT CORRIDOR
SPECIFIC PLAN
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MY OF PORT ORCHARD, WASBINGTON
Leslie J. Weatherill, Mayor
Department of Public Works
Bradford Davis, City Planner
Irma Malabanan, Planning Intern
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i TABLE OF CONTENTS
I. EYMODUCTION............................................................................. 1
A. Purpose.......:.... .........2
((_ B. Planning Area ......................................................... 3
ll C. Background........................................................... 3
D. Community Entryway ............................................... 5
E. Authority to Plan......:...y:........................................ 5
F. State Environmental Policy Act ................................... 6
G. Public Participation Process ....................................... 6
H. DEVELOPMENT FRAMEWORK........................................................7
A.
Introduction...........................................................
7
B.
Summary of Specific Plan Policy Direction .....................
7
C.
Opportunities and Constraints .....................................
8
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Opportunities ................................................
8
• Constraints................................................9
D.
Goals and Objectives ................................................
10
C_
1. Overall Goal ..................................................
11
2. Community Design ..........................................
11
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3. Land Use/Economic............
12
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4. Circulation ...................................................
13
5. Environmental .... :...........................................
14
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6. Infrastructure.................................................
14
4 E.
Land Use Concept ...................................................
15
F.
Community Design Concept .......................................
15
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• Overall Design Concepts ..................................
15
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• Specific Design Concepts and Recommendations....
16
M. DEVELOPMENT REGULATIONS..................................................... 18
A. Introduction and Intent ..............................................
18
B. Land Use Categories ................................................
19
C. General Provisions ............................................... .19
1. Other Applicable Codes and Ordinances ................
19
2. Resolution of Conflicts .....................................
19
3. Amendments .................................................
20
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4. Violations.....................................................20
5. Site Plan and Architectural Review ...................... 20
6. Installation of Street and Landscape Improvements... 20
D. Site Development Regulations ..................................... 21
1.
Maximum Building Height .................................
21
2.
Minimum Street Frontage .................................
21
3.
Maximum Lot Coverage ...................................
21
4.
Yards (Setbacks) ...........................................
21
• Front ...................................................
21
eSide ....................................................
22
• Rear ....................................................
22
((} 5.
Landscaping ..................................................
22
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Parking........................................................
22
7.
Signs..........................................................
22
1 E. Sign Regulations......................................................23
j 1.
Compliance Required .......................................
23
2.
Uncertainty of Sign Regulations ..........................
23
3.
General Sign Regulations ..................................
23
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F. Consolidated Parkin /Access Bonus ..............................
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26
G. Pedestrian
Amenities Bonus ........................................
27
1V. DESIGN GUIDELINES.....................................................................28
A.
Introduction...........................................................
28
B.
Exemptions from Design Review .................................
29
C.
Appeals..........................................:.....................29
D.
Architectural Guidelines ............................................
29
1. Desirable Elements ..........................................
29
2. Undesirable Elements .......................................
30
3. Exterior Wall Materials ....................................
31
4. Height.........................................................
32
5. Bulk...........................................................
33
6.
Scale..........................................................
34
7.
Exterior Walls ................................................
35
8.
Windows......................................................36
9.
Roofs...........................................................37
10.
Awnings.......................................................39
E. Site Planning..........................................................
38
1.
General Design Principles .................................
38
2.
Setback Standards ...........................................
39
3. Open Space ................................................... 39
4. Land Use. Buffering ......................................... 40
5. Lighting.......................................................41
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F. Parking and Circulation .............................................
42
1.
General Design Principles .................................
42
2.
Parking Area Design .......................................
43
3.
Entry Location/Design......................................
44
4.
Circulation....................................................45
5.
Parldng Lot Landscaping ...................................
46
6.
Bicycle and Pedestrian Linkage ...........................
47
G. Specific Design Guidelines for Free Standing Buildings......
47
1.
Design Issues....
47
2.
Design Guidelines ...........................................
48
H. Signs
...................................................................50
1.
General Sign Guidelines ....................................
50
2.
Freestanding Sign Guidelines ..............................
51
3.
Wall or Building Sign Guidelines .........................
53
1 r I. Landscaping............................................................54
1. Landscape Area Ratio. 54
2. Irrigation..................................................... 54
3. Maintenance...................................................55
' f..J 4. Trees, Shrubs, and Vines .............................
..... 55
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5. Ground Cover ...........................`..................... 55
r6. Spacing ............................................. 55
7. General Guidelines .......................................... 56
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LIST OF ILLUSTRATIONS
Exhibit #1:
Specific Plan Area Map .........................................
4
Illustration #2:
Monument Signs .................................................
25
Illustration #3:
Consolidated Parking/Access..................................
26
Illustration #4:
Plazas and Courtyards for Bonus .............................
27
Illustration #5:
Desirable Elements ..............................................
30
Illustration #6:
Encouraged Exterior Wall Materials .........................
31
Illustration #7:
Discouraged Exterior Wall Materials .........................
32
Illustration #8:
Ways to Reduce Excess Bulk in Large Buildings..........
33
Illustration #9:
Ways to Provide Pedestrian Scale .............................
34
Illustration #10:
Windows...........................................................
36
Illustration #11:
Roofs...............................................................
37
Illustration #12:
Land Use Buffering ..............................................
40
Illustration #13:
Lighting...........................................................41
Illustration #14:
Parking Lot Design ...............................................
42
Illustration #15:
Parking Area Design ............................................
43
Illustration #16:
Parking Lot Entry Location/Design ..........................
44
Illustration #17:
Parking Lot Circulation ..........................................
45
Illustration #18:
Parking Lot Landscaping .......................................
46
Illustration #19:
Building Design ..................................................
48
Illustration #20:
Roof Mounted Equipment Appropriately Screened........
49
-Illustration #21:
Appropriate Signs on Building Facade .......................
51
Illustration #22:
Freestanding Signs ...............................................
52
Illustration #23:
Sign Placement ...................................................
53
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I. INTRODUCTION
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I, INTRODUCTION
When asked why he robbed banks, Willie Sutton, a gentleman robber from the 1930's, is
said to have replied, "because that's where the money is." Figuratively, at least, the same
logic can be applied to Tremont Street, Bethel Avenue and other arterials and highways
throughout Port Orchard. Because when it comes to traffic and development,the roadway
and the roadside are definitely "where it's at."
Establishing higher standards for site planning and design within corridor areas is important
because these areas have such a profound impact on our perceptions of community character.
Planning strategies that seek to capture and enhance those features that make a community
special should not be dismissed as mere window dressing. Improving the appearance of
traffic corridors can have positive effects that transcend the superficial face-lift.
Attractive and well -planned corridors can prompt visitors to extend their stay or make a
return trip; encourage appropriate development or redevelopment; and attract people for the
first time. Moreover, when visual enhancement programs are part of a larger scheme that
addresses the operational aspects of roadway planning and design, the potential benefits are
even greater.
Corridor planning and land use controls go well beyond the design of a narrow right of way,
they encompass a larger physical area that is functionally and aesthetically related to the
roadway. Effective land use and design controls can enhance the visual quality of these
corridors, and wellplanned corridors can be a distinct and aesthetically pleasing part of a
city's overall design. In most cities, however, urban corridors lack any integrated planning.
In marry cases, unsightly strip commercial development has impaired community appearance
and significantly altered the function of highways and arterials. In other cases, once
generous scenic parkways have been compromised by the encroachment of new land uses
within their boundaries.
To take a drive today between the countryside and the city, or between one suburb and the
next, is an invitation for an assault on our aesthetic sensibilities and our mental health: It's
as if, over the years, we've become so numbed by the experience of driving along a roadside
which has been bought up, clear-cut, paved, and franchised, that most of the time we don't
notice the plastic, clutter, and congestion that mars the landscape. And even when we do
notice, even when we clamor for an end to the assault, we're confronted with the prospect
[ of fighting a problem that has been building for years.
Planners and engineers have begun to recognize that highways and street arterials are
important for more than just moving goods and materials. Public works departments have
been asked to set a better example for private landowners by designing and installing public
improvements that enhance the appearance of roadways and roadside areas.
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Tremont Specific Plan
June 1992 ri
Today's corridors - like yesterday's strips, drags, and ribbon development areas - share a
number of common components. Among the characteristics that have come to epitomize the
common commercial corridor are:
• Numerous large freestanding and portable signs;
• Large expanses of unscreened surface parking;
0 Little or no landscaping of public or private property;
• Few or no pedestrian improvements;
• Above ground utilities and overhead lights;
• Numerous poorly delineated and closely spaced driveway access points; and
• A generally uncoordinated approach to the design, location, and planning of
various public and private improvements.
Often development that occurs within. commercial corridors bears no relationship to a
community's natural setting or the architectural styles found in the rest of the community.
Moreover, commercial corridors often contain all the same national fast-food franchises, gas
stations chains, and large retail- stores, making one community's commercial corridor(s)
indistinguishable from the next. These areas leave visitors, who may never veer from the
main roadways that bisect Port Orchard, with an impression that the community does not
care about its appearance.
A. PURPOSE
The purpose of this Specific Plan is to ensure that future development along the Tremont
Street corridor is guided by specific design and land use standards. To fulfill this purpose,
this document provides a comprehensive plan for land use, development regulations, design [ J
guidelines, and other development incentives aimed at implementing the goals and objectives L
set forth in this plan.
This specific plan supersedes any current or future comprehensive plan or other documents
related to properties within the Specific Plan area. Upon adoption by the city council, this
Tremont Specific Plan
June 1992
plan will establish certain important development regulations, standards, and guidelines
within the Tremont Street corridor.
B. PLANNING AREA
The planning area encompasses approximately a one and a half (1 112) mile long corridor
along Tremont Street. Specifically, the study area is bordered by Highway 16 to the south
and the west bank of Blackjack Creek, or the city incorporated boundary. All property
subdivided prior to and after 1991 and located directly adjacent to Tremont Street are
affected by the provisions of this specific plan. Intersecting streets include Pottery Avenue,
Roland, Howard, Flower, . Garrison, and West Streets (see Exhibit 1, Specific Plan Area
Map).
C. BACKGROUND
i The City of Port Orchard as well as other areas on the Olympic Peninsula are currently
experiencing rapid new growth as people relocate to semi -urban and rural areas in search of
affordable housing. As this migration occurs, commercial services naturally follow to serve
these new populations. Not surprisingly, retailers rush to rill commercial needs by locating
businesses along highly visible and established transportation corridors. This, of course, has
unintended consequences on traffic circulation and in preserving or enhancing community
t aesthetics.
One such corridor in danger of losing its arterial function is Tremont Street. Recent
construction of a bridge spanning Blackjack Creek has provided a vital and necessary
connection between burdgening residential communities in South Kitsap to job locationss in.
the center portion of the county. Although the bridge is regarded as an overwhelming
success, it has created a clamor to rezone existing residential property on Tremont Street to
commercial use. The county recently succumbed to this development pressure by allowing
construction of a Safeway shopping center at the corner of Bethel and Lund Avenue. It is
anticipated that further commercial construction at this busy intersection will continue.
The city in recognizing the danger of creating a strip commercial corridor along Tremont
Street placed a one year temporary moratorium on all land use reclassification. The purpose
' of this plan is to identify and examine building design and land use guidelines necessary to
I prevent commercial sprawl from occurring along Tremont - thereby ensuring a noteworthy
and aesthetically pleasing entry corridor is created and maintained.
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Tremont Specific Plan
June 1992
SPECIFIC PLAN AREA MAP
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(Exhibit #1)
Tremont Specific Plan
June 1992
D. COMMUNITY ENTRYWAY
Tremont Street represents one of two major southern entry points into the city. Not
suprisingly, not only does it serve as an entrance, but it provides as a visual gateway creating
a transition from county to city. This noticeable difference marking the boundary of what
is considered city and county jurisdiction is important in defining a community's character.
Entry monuments and design guidelines convey the message that a new and distinct place and
environment has been entered, something or someplace that is noticeably distinct from its
surroundings.
The large entry monument currently on Tremont Street is a good example of enhancing and
defining Port Orchard as a community. Not only does it serve to announce the city's
entrance to the casual visitor, but it exemplifies a community rich in pride and spirit. In
addition to marking city boundaries and enhancing the community's image, gateway
monuments serve to encourage travelers to stop and enjoy the unique qualities that
characterize a community. Oddly, besides the obvious aesthetic considerations, improving
roadway visual quality is widely considered an important . first step in promoting local
economic development and business recruitment efforts. Design guidelines along entry
condors serve to provide a clear message to developers about a community's expectations
for itself through thoughtful and attractive site planning.
Entry points should be viewed as just one component in an integrated public/private entryway
improvement program that seeks to promote city entrances as areas, instead of a specific
point on a map. Port Orchard is more than merely a name on a map, it has its own unique
area, not a wide spot in the road or a name on a map. It has its own unique qualities that
should be recognized and incorporated into building architecture and entry monuments.
Any entrance beautification program should contain the following three goals:
1. Enhance the experience of entering the city.
2. Direct visitors to major points of interest.
3. Provide useful roadside information.
E. AUTHORITY TO PLAN
The Washington State Growth Management Act (ESHB 2929) provides the necessary
authorization for the City of Port Orchard to prepare and adopt this Specific Plan.
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Tremont Specific Plan
June 1992
This authority is found within Section 8 (1) Optional Elements of ESHB 2929 which states,
to A comprehensive plan may include additional elements, items, or studies dealing with other
subjects relating to the physical development within its jurisdiction.
F. STATE ENVIRONMENTAL POLICY ACT
As required by the State Environmental Policy Act of 1971, all nonproject actions (i.e
comprehensive plans, zoning ordinances, specific plans) require evaluation to determine
possible planning related impacts and the effects proposed future activities may have upon
the physical setting, utilities and human health. In accordance with WAC 197-11-060 and
its requirements, a non -project initial environmental checklist was prepared and a
Determination of Nonsignificance issued.
G. PUBLIC PARTICIPATION PROCESS
Preparation of the Tremont Street Specific Plan was aided by the participation of the City
of Port Orchard Planning Commission and Council, city staff, and comments from the
general public. Sveral planning commission and council study sessions were held throughout
the plan's development. Letters were also sent to individual property owners along Tremont
Street soliciting their attendance to various study sessions.
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II. DEVELOPMENT FRAMEWORK
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Tremont specific Plan
June 1992
II. DEVELOPMENT FRAMEWORK
A. INTRODUCTION
The purpose of the development framework section is to identify existing opportunities and
constraints, in addition to specific policies, goals, and objectives that serve as a foundation
l for development of site development regulations.
This section also describes the overall land use concept of the specific plan and illustrates
design concepts to guide its future physical development. The purpose of the design concept
portion of the plan is to provide an overview of the basic. urban design plan for the corridor,
and to serve as the basis in the development of specific design guidelines.
B. SUMMARY OF SPECIFIC PLAN POLICY DIRECTION
1. Commercial and multi -unit development should be grouped near intersections
in an effort to control street access and reduce commercial sprawl.
2. The city should require an independent traffic study for any proposed
commercial buildings over 20,000 sq. ft. in size and residential projects in
excess of 50 units.
3. Pole signs and signs made of plastic and man made materials should be
discouraged. Monument signs of wood and other natural materials are
preferred.
4. Bermed landscape parkways with curvilinear sidewalks planted with street trees
should be a mandatory design element.
5. Paved parking areas should be to the side or rear of buildings rather than
adjacent to Tremont Street.
6. Driveways should be consolidated whenever possible to reduce arterial access
points.
7. Specific design guidelines should be developed to encourage a "village" type
atmosphere.
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Tremont Specific Plan
June 1992
C. OPPORTUNITIES AND CONSTRAINTS
As with any program attempting to create a new physical environment, especially within an
area already characterized as urban, certain aspects of the previously built environment act
as constraints to the achievement of desired development goals. At the same time, many of
these attributes may serve as opportunities in promoting types of development envisioned by
the community.
After an analysis of existing physical conditions in and around the Tremont Street stud area
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the following list of constraints and opportunities was prepared. Before opportunities and
constraints were identified, the following assumptions were made. ?
1. Development of quality offices and commercial uses should be allowed at the
Tremont/Pottery intersection.
2. Incremental commercial development of small lots should be discouraged to
prevent commercial strip -type sprawl. This will discourage conversion of l
needed residential, property. U
3. The overall image of the corridor needs upgraded in order to attract and
maintain a high level of quality development.
4. Existing Comprehensive Plan land use designations should remain the same as
well as zoning designations. However, site development standards will need
to be modified to achieve a higher quality of development in addition to
discouraging strip -type development.
From these basic assumptions, the following opportunities and constraints were derived. r
Identification of these opportunities and constraints combined with policies serve as the l
primary foundation of this plan.
OPPORTUNITIES
• Capitalize on existing land use patterns and physical features that contribute to
and reinforce the feeling of low density and pedestrian scale.
• Implement a program that creates a "village" character. Since none exist,
intimate pedestrian features could be implemented along the entire corridor.
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Tremont Specific Plan
Tune 1992
• Recapture a percentage of retail/service sales occurring within the county.
Concentrate on local community goods, unique services and an emphasis on
quality.
• Encourage the merger of small, under utilized parcels along the corridor,
especially at the intersection of Pottery Avenue.
• Preserve, whenever possible, existing significant trees along the corridor in
excess of 8" DBH (Diameter Breast Height), encourage the inclusion of new
trees to provide a vegetative canopy.
• Enhance pedestrian opportunities to Van Zee Park.
• Existing zoning is residential. No downzoning is required to allow desired
commercial uses.
CONSTRAINTS
• Lack of cohesiveness, land use consistency and community focal points: current
residential properties along corridor lack pride in property ownership and
maintenance. The street lacks a concentrated activity center or focal point.
Overall, the corridor lacks a sense of place.
• Lack of pedestrian opportunities and amenities e.g. sidewalks, benches,
landscaped parkways, transit shelter.
• Location of potentially conflicting residential and commercial land uses.
• Lack of consistent landscape or urban design scheme. Image and maintenance
of current residential properties is low.
• Many properties adjacent to the HWY 16 Intersection are very large and deep,
creating development problems.
• Building setbacks are not uniform, business signs appear to located haphazardly
and are distracting.
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Tremont Specific Plan
June 1992
• High traffic volumes contribute to congestion, but little to local tax base (stop
and shop). Commercial development at the Bethel/Lund intersection reduces
feasibility for commercial development.
• High traffic volumes and insufficient right-of-way to allow for landscape
parkways.
D. GOALS AND OBJECTIVES
The following goals, objectives and policies are identified for six different elements, they
are:
1.
Overall Goal
2.
Community Design
3.
Land use/Economic
4.
Circulation
S.
Environmental
6.
Infrastructure
To understand what goals, objectives and policies are, the following is provided as a brief
overview.
GOALS Broad statements that define the community's hope for the future. They
are general in nature and do not indicate when or how they will be
accomplished.
OBJECTIVES An objective is a specific end, condition or state that is an intermediate
step toward attaining a goal. It should be an achievable end and,
whenever possible, measurable and time -specific. There can be more
than one objective for each goal.
POLICIES A policy is a specific statement that guides decision making. It indicates
a clear commitment by a legislative body. Clear policies are necessary
to guide future actions and reduce ambiguities.
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Tremont Specific Plan
June 1992
OVERALL GOAL
A street corridor that provides a sense of place and separation from other jurisdictions and
environments through the use of common design and landscape themes, and provides
efficient circulation and access for a balance of commercial, office, and residential land uses.
COMMUNITY DESIGN
GOAL: Create a community design that expresses the "village" character,
pedestrian scale, and unique identity of Port Orchard.
OBJECTIVES: Provide a pedestrian -oriented system that promotes a "village"
atmosphere, connecting the corridor to larger land use systems.
Enhance the existing entry monument through the use of additional
landscaping and lighting by 1992.
Promote compatible building elevations that provide a transition at, or
linkages between, commercial and residential areas while protecting
adjoining established residential neighborhoods.
Consolidate signs directing motorists to the downtown via Port Orchard
Boulevard by 1992.
Promote the use of native vegetation, retention of mature vegetation, and
variety of street trees.
POLICIES: Promote and require street trees for all new development. Trees should
be of native variety (canopy type) and be low in maintenance.
Utilize landscape materials on private property that are clean, safe, and
low maintenance. informal landscape forms should be used to emphasize
"village" atmosphere and scale.
Provide for the elimination of or screening of objectionable garbage
areas, unused vehicles, recreational vehicles, and other outside storage
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Tremont Specific Plan
June 1992
Incorporate community design review requirements as a major
consideration for project review and approval.
Develop an incentive system that rewards developers for including certain
"extra" architectural elements within a development Examples may (i
include, increased building articulation, unusual window treatments, brick
or pavers in place of asphalt or concrete, awnings and extra tree
plantings.
Consider economic incentives for residents who wish to upgrade their
existing landscaping or property.
Require new development to preserve existing mature trees and
vegetation.
LAND USE/ECONOAHC
GOAL: Develop a Specific Plan that is responsive to the community's land use
and fiscal needs, while not adversely affecting existing land uses.
OBJECTIVES: Encourage a mixed -use development concept to add variety throughout
commercialloffice projects.
Through economic development activities, focus on attracting new
commercial/office uses.
To reduce strip development type patterns, concentrate commercial/office
land uses into "nodes" or small village -type developments.
POLICIES: All non -compatible commercial/office/residential areas shall be separated
by well designed landscape buffers.
Encourage the development of plans that provide superior site planning
and architectural style. L
Identify preferred commercial/office uses and where they should be
located. I I
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Tremont Specific Plan
June 1992
Commercial/office land uses should be located at or near controlled
intersections.
Aggregate land use data, demographic and financial information as a
means to support and encourage future development.
CIRCULATION
GOAL: Maintain a circulation system that facilitates efficient, safe vehicular and
pedestrian traffic and enhances community design and character along
Tremont Street.
OBJECTIVES: Limit and consolidate access points to Tremont Street.
Develop a mixture of land uses in an attempt to reduce the job/housing
ratio.
Encourage the use of local transit programs and enhance existing service.
POLICIES: Establish the placement of bus shelters and bus turnouts to assist traffic
safety and efficiency.
Develop a mixture of land uses that reduces the number of home/work
trips.
Require pedestrian activity nodes throughout private development
projects.
Encourage reciprocal access and parking agreements between adjacent
compatible developments.
Discourage primary access onto residential streets.
Require parking designs that locate parking areas to the rear or sides of
buildings.
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Fremont Specific Plan
June 1992
ENVIRONMENTAL
GOAL: Maintain the highest possible environmental quality within the parameters
of the Specific Plan.
OBJECTIVES: Establish guidelines to protect and preserve significant vegetative
features.
Through the project approval process and the imposition of conditions of
approval, ensure that all development within the specific plan area will
not decrease environmental quality, and will wherever possible create a
higher quality environment.
POLICIES: Require a landscape plan for all new development proposals depicting
mature and proposed vegetation.
Require findings to be made concerning noise, lighting, and traffic
impacts upon existing adjoining residential properties.
ENFRASTRUCTURE
GOAL: Maintain a high level of public services and facilities to all properties
along Tremont Street.
OBJECTIVE: Coordinate all development activity with the construction of necessary
physical infrastructure.
POLICIES: As a condition of approval require developers to install street lighting,
landscaping, sidewalks, curbs and gutters adjacent to their property.
Require underground utilities to be installed for all new development as
a condition of approval.
Require that all public services and facilities are available or that other
financial arrangements be instituted prior to issuance of building permits.
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Tremont Specific Plan
June 1992
E. LAND USE CONCEPT
OVERALL PLANNING CONCEPT
The primary land use concepts which this plan is based upon are 1) enhancement,
preservation and protection of existing residential properties,. and; 2) identify the
opportunities for commercial/office expansion.
More specifically, the plan is based upon the following land use concepts and ideas.
1. The Tremont Street Corridor acts as one of two major south/north entry
corridors to the City of Port Orchard. As such, its low density character needs
to be preserved as well as enhanced.
2. Strip commercial development is considered the least desirable land use pattern.
3. The conversion of residential land uses to commercial/office property requires
careful oversight to insure compatibility is maintained.
4. The consolidation of parcels is required to insure the arterial function of
Tremont Street is maintained.
F. COMMUNITY DESIGN CONCEPT
One of the major objectives of the Specific Plan is to enhance the aesthetic features along
the Tremont Street Corridor and make the area more attractive, pleasant, and pedestrian
functional. These objectives are primarily obtained and achieved through the use of specific
design guidelines. Although unlike specific regulations, these guidelines should be used
when reviewing any project within the study area.
OVERALL DESIGN CONCEPTS
1. Create a unifying image for the corridor which establishes a "sense of place"
for Port Orchard residents.
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Tremont Specific Plan
June 1992
2. Provide an aesthetically pleasing environment that attracts the casual visitor and
creates an impressionable positive memory.
3. Create an environment that will enhance property values and merchant
revenues.
4. Maintain a pedestrian scale and improve pedestrian amenities and circulation.
5. Develop architectural and site planning design guidelines which reinforce a
more rural "village" character as opposed to an urban image.
SPECIFIC DESIGN CONCEPTS AND RECONEVIENDATIONS
1. Textured crosswalks and street intersections
The street intersections along Tremont street are important in achieving
a pedestrian friendly environment. The plan recommends that special
crosswalk pavers or textured concrete he placed at the Pottery, Port
Orchard Boulevard, Sidney, and Bethel Avenue Intersections. This
special surface material creates the impression that a unique corridor or
place has been entered through auditory recognition. It also establishes
visual interest and defines and directs pedestrian circulation. Transit
shelters strategically located at these intersections will further add to a
feeling of place and community.
2. Gateways
Entry monuments serve to announce the arrival into a community or
special area. Gateway elements are critical in proclaiming the arrival to
a unique environment - or in this case Port Orchard. The importance of
these monuments cannot be underestimated 'in terms of instilling
community pride and exclaiming a unique and separate identity. The
entry monument on Tremont Street is a good first effort, but must be
followed up with distinct landscaping and direct lighting.
16 1. �`
Tremont Specific Plan
June 1992
3. Landscape Improvements
Landscape improvements along the entire length of Tremont Street
Corridor is recommended. Due to a lack of right of way, some of the
improvements will not occur within this area. Consequently, many
landscape improvements will, as a necessity, occur on private property
and in all likelihood happen upon property conversion, redevelopment or
substantial remodeling. Landscape guidelines should be developed for the
entire length of the corridor. Special attention to landscaping at street
intersections should also be identified and included in the plan.
4. Sidewalks
As the primary visual and carriers of pedestrian traffic, it is important for
sidewalks to be both functional and attractive. Therefore, in keeping with
one of the major objectives of the Specific Plan to enhance the corridor
as a pedestrian oriented area, the Plan recommends the incorporation of
special paving materials into sidewalks whenever feasible. In addition,
the inclusion of activity nodes or resting stations along the corridor is
highly encouraged These "wide spots" along the path help to create not
only visual diversity, but further creates an image of a community
sensitive to its citizens' needs.
17
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III. DEVELOPMENT REGULATIONS
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Tremont Specific Plan
June 1992
III. DEVELOPMENT REGULATIONS
_..:.:. _ ---------
A. M MODUCTION AND INTENT
1 The following regulations are not meant to supplant nor replace current zoning ordinance
regulations, but are intended to enhance existing development standards. Where conflict
1 occurs, the regulations found herein shall prevail. Where direction is not provided in this
Specific Plan, the Zoning Ordinance of the City of Port Orchard shall prevail.
The overall intent of these regulations are to ensure that all future development within the
Tremont Street corridor contributes to meeting the goals and objectives of this plan. More
specifically, the regulations are intended to:
• Establish uses which promote an economically sound land use pattern,
contribute to the desired image of the area, and provide opportunities for
economically productive business enterprises.
• Provide site development standards which establish minimum regulations for
Ls all development within the Specific Plan area and which contribute to a high
quality of development.
• Establish a sense of place, as well as continuity and consistency of development
standards, within the Specific Plan area.
• Achieve gradual improvement of existing residential properties through use
changes, landscaping incentives, and street design improvements, or any
combination of these devices.
• Contribute to the improvement of both visual and functional attributes of
Tremont Street to help direct business activity and to provide a quality
-� environment for residents of the community.
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Tremont Specific Plan [
June 1992
B. LAND USE CATEGORIES
The purpose of this section is to define individual land use boundaries. Currently, the I
zoning ordinance classifies Tremont Street as a residential area while allowing for some
nonresidential uses by approval of a Special Use Permit. Due to the formation of a new
= comprehensive plan by 1993, rezoning of Tremont Street to j91ow. commercial uses_ is not ___ _ i .
recoiiieiicied under `tYie-auspices of -this plan: Bathed; in t�ie`iriterim, suggested land use
boundaries will be identified providing the City guidance when reviewing nonresidential
Special Use Permit and land use reclassification applications. [
Multiple dwelling projects are discouraged along the corridor unless located near a controlled
intersection. Multiple dwellings may also be allowed if such uses are heavily buffered,
building height is restricted to no more than two stories, and access does not adversely affect
circulation. In addition, traffic dependent commercial uses are discouraged at the
Tremont/Hwy 16 intersection due to unique road geometry leading to poor vehicle sight
distances' and lack of controlled access. Commercial development is also .discouraged at the
Sidney/Tremont intersection.
C. GENERAL PROVISIONS
1. Other Applicable Codes and Ordinances
In cases of a conflict between the specific provisions of the Zoning
Ordinance, Development Code, or Uniform Building Code, the provision
which most serves to protect public safety shall apply. The City Planner
or any other such designated official shall resolve the conflict with the
goals and objectives of this Specific Plan, if applicable.
2. Resolution of Conflicts
If an issue, condition, or situation arises that is not sufficiently provided
for or is not clearly understandable, those regulations of the City Zoning
Ordinance that are applicable for the most similar issue, condition, or
situation shall be used as guidelines to resolve the issue. This provision
shall not be used to permit uses or procedures not specifically authorized
by this Specific Plan or the City's Zoning Ordinance.
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Tremont Specific Plan
3une 1992
3. Amendments
IJ This Specific Plan may be amended by the same procedure as it was
originally adopted. Each amendment shall include all sections or portions
of the Specific Plan that are affected by the change.. An amendment may
be initiated by the City Council or the Planning Commission. Any such
amendment requested by a property owner or private citizen shall be
subject to the fee schedule adopted for Comprehensive Plan Amendments.
4. Violations
Any persons, firm, or corporation, whether a principal, agent, employee,
or otherwise, violating any provisions of these regulations shall be guilty
of a misdemeanor and shall be subject to penalties and provisions of the
City Municipal Code.
5. Site Plan and Architectural Review
No building permit shall be issued for the construction of, or addition to,
any building, structure, or sign within the boundaries of this Specific Plan
until the Planning Commission has first made findings that the proposed
building, structure, or sign is in conformity with both the intent and
provisions of this Specific Plan and the City's Zoning Ordinance.
EXElV MON: Construction or alteration of single family homes.
f 6. Installation of Street and Landscape Improvements
U Project developers are responsible for providing public improvements
such as curbs, gutters, sidewalks, street lighting, parkway landscaping,
[ 1 street trees, and other similar items in accordance with City standards at
L J the time of building permit approval. For the purpose of this
requirement, development shall include all new construction and the
Joutward expansion of existing structures and uses by 50% or more.
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Tremont Specific Plan
June 1992
D. SITE DEVELOPMENT REGULATIONS
This section establishes standards and regulations for development in all land use districts
within the Specific Plan area. Any standard or regulation not specifically identified is subject
to the regulations of the City of Port Orchard Zoning Ordinance.
Perinitte commerciaTlofficelretail'uses and those allowed by Special Use Permit shall
conform to the following regulations.
1. Maximum Building Height
The maximum building height shall be 28 feet as measured to the top of
the gable or pitch of the roof. Uninhabited architectural elements such as
spires, towers or roof lines may extend to 35 feet.
2. Minimum Street Frontage
The minimum street frontage for any commercial/office development
shall be no less than 100 feet. If necessary, lots of 150 feet or less shall
design parking facilities to adjoin future adjacent developments (combined
street access).
3. Maximum Lot Coverage
The maximum allowable lot coverage by structures shall be 100 percent
for commercial/office uses less required parking area, landscaping, and
setbacks. Residential and multiple family development shall conform to
lot coverage found within their respective zone designations.
4. Yards (Setbacks)
Setbacks for commercial/office developments shall be as follows:
Front. Setbacks for front yards shall be twenty (20) feet for all buildings.
Monument signs may encroach to within five (5) feet of the front
property line. No parking may encroach into the front yard
setback. All setbacks shall be landscaped.
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Tremont Specific Plan
June 1992
Side: No side yard setback is required except where adjacent to a
j residential district or land use, then 10 feet. Where the sideyard
is adjacent to a public street, the building setback shall be 10 feet.
Parking areas and monument signs may encroach to 5 feet into the
required setback. All setbacks .shall be landscaped. Additional
landscaping is required for parking areas encroaching to within 5
feet.. of Prope rt . lines...
Rear. • No rear setback is required except when adjacent to a residential
district or land use, then 15 feet. Where the rear yard is adjacent
to a public street then the setback shall be a minimum of 10 feet.
Parking and monument signs may encroach 5 feet within the
setback area. All setbacks shall be landscaped.
5. Landscaping
A minimum of 25 % of the site shall be landscaped in conformance to the
design standards and guidelines found within this Specific plan. Required
landscaping within parking areas may not be counted as contributing to
this requirement. However, landscaping for and within setback areas
may be counted toward meeting the 25 % requirement. A minimum 5 foot
landscaped area shall be installed around all parking lots.
6. Parking
7. Signs
All required parking must be contained onsite. Parking spaces shall be
identified for each use, amount of landscaping required and methods of
screening. All calculations determining required landscaping shall be
clearly identified on landscape plans. A minimum 5 foot landscaped area
shall be installed around all parking lots.
All signs within the Tremont Corridor shall be of monument type. Pole
signs are prohibited. Refer to the sign regulation section on the next
page for further information.
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E. SIGN REGULATIONS
The purpose of this section is to control signs, thereby creating a common design theme ( j
along the Tremont Street entry corridor. By creating specific design criteria for signs, the
community is assured that architectural harmony, consistency, and continuity will remain. r
Signs ;more than rt'_ate other design element -pan either insult a ._community's aesthetic
sensibilities or provide a means for subtle architectural and physical enhancement.
1. Compliance. Required
No person shall erect, re -erect, construct, enlarge, move, improve,
remove, convert, or equip any sign or sign structure, or cause or permit
the same to be done to the contrary to or in violation of any of the
provisions of these sign regulations.
2. Uncertainty of Sign Regulations
Where a situation exists where the following sign regulations cause
uncertainty , or ambiguities, the Zoning Ordinance shall prevail.
3. General Sign Regulations1
a. No sign or any contrivance shall be devised or constructed so as to
rotate, gyrate, blink or move in any animated fashion.
b. Internally illuminated signs are prohibited. All signs shall be constructed �l
of natural materials.
C. No flags or pennants of any type may be utilized to draw attention to any
use or structure on a permanent basis. Colored flags which contain no
written insignias may be displayed two times a year for periods not to
exceed 30 days. NOTE: This does not preclude national, state, or local
flags, pennants, or banners which are displayed in observance of
recognized holidays.
d. The area around a painted wall sign, logo or any facsimile drawing
attention shall be calculated by measuring a rectangle around the outside
of letters or mural.
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Tremont Specific Plan
June 1992
e. Monument signs shall be measured by a rectangle around the perimeter,
excluding the base. Under no circumstances may the sign exceed six feet
in height or 24 sq. ft. in size. One monument sign is permitted per each
development or lot of record.
f. Wall sign areas are as follows:
1. Single Tenant. One sq. ft. of sign" area per lineal bldg. frontage.
Not to exceed 50 sq. ft.
2. Center Identification: One per street frontage. One-half square
feet of lineal building lot frontage. Not to exceed 40 sq. ft.
3. Multiple Tenant: One per tenant. Not to exceed 10 sq. ft.
4. Wall Name Plate: One per tenant. Not to exceed 4 sq. ft.
5. Window Signs: One per window. Not to exceed 25 % of window
area.
g. Each monument sign shall be located within a planted landscaped area
which is of a shape and design providing a compatible setting and ground
definition, incorporating the following landscape ratios to total sign area.
Monument. Four (4) sq. ft. of landscaped area for each sq. ft. of sign
area (one side only).
Directory: Two (2) sq. ft. of landscaped area per each sq. ft. of sign
area.
h. Planning review is necessary before erecting, re -erecting, moving, or
reconstructing any sign, unless specifically exempted.
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Tremont Specific Plan
June 1992
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(RI. az)
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June 1992
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F. CONSOLIDATED PARKING/ACCESS BONUS
Any development which incorporates either consolidated parking or reciprocal access
agreement with an adjacent property may be eligible for the Consolidated Parking/Access
a:- ___,., ,: w:._ ._Bonus. _The,bonus-may..allow.an.o erall_reductao of requiredMg?rking.space&by..20 percent_-__-..,..
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SHARED PARKING
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iar Maw
(Ill. #3) SNARED ACCESS
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Tremont Specific Plan
June 1992
G. PEDESTRIAN AMEMIUS BONUS
Developments which incorporate a significant amount of pedestrian amenities in the form of
plazas, courtyards, seating areas, fountains, and water features may be eligible for the
u Pe 'C'strian-Arri r� tie Bonus: Thy liorlus will vary=with thi -amount and -size of the amenities
provided. The maximum incentive for the Pedestrian Amenities Bonus shall be a reduction
of one required parking space for each 100 square feet of plaza area or courtyard provided.
For the purpose of qualifying for the bonus, a plaza or courtyard must be designed as an
integral part of the development; have a minimum dimension of at least 20 feet; be open to
the sky except for shade trellises, arcades; and must incorporate seating areas, shade trees
and trellises, and enhanced paving materials. The incorporation of fountains or other water
features is highly encouraged.
PFIOVIDE PLAZAS AND COURTYARDS WHENEVER POSSIBLE
(RI. #4)
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IV, DESIGN GUIDELINES
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IV. DESIGN GUIDELINES
A. INTRODUCTION
All commercial and office development (new and Rehabilitation) located within the Tremont
Specific Plan area is subject to the design guidelines/standards contained herein.
The design guidelines shall apply in the event any of the following actions occur:
• Any new construction
• Any change of use or reuse established after a vacancy of 6 months or more.
• Any addition or enlargement of an existing structure or use.
• Any change in the occupancy of a structure or manner in which a use is
conducted.
An applicant who is changing only a portion of his existing building need only comply with
the guidelines and standards directly related to the portion changed. In the event the change
or modification exceeds 60 % of any facade visible to the public right of way or public
parking lot, or the City Planner determines the changes are significant (50% or more
outward expansion), the applicant shall comply with all portions of the design
guidelines/standards for the entire facade and all landscaping, parking, and signs for the site.
All of the following activities require design review:
• Building Construction
• Lighting
• Parking and Circulation Areas
• Signs (New and Copy changes)
L • Exterior Building Alterations
• Fences and Walls
(' • Landscaping
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June 1992
B. EXEMPTIONS FROM DESIGN REVIEW
The following development activities are exempt from the design review process:
• Demolition
• All interior changes, alteration and construction
• Replacing materials and colors already approved in design review, including
but not limited to: painting, siding, roofing materials, fencing, and landscaping.
C. APPEALS
The applicant(s) may appeal any decision or condition(s) for a project made by the Planning
Commission to the City Council. A notice of appeal shall be submitted to the City Clerk's
Office within 10 days of the Commission's or official's action and be accompanied by a
nonrefundable filing fee.
D. ARCHITECTURAL GUIDELINES
The following section offers written and illustrated design guidelines related to the basic
quality of commercial building color, architecture, and scale. The purpose of this section
is to provide the necessary design guidance to achieve an aesthetic appeal indicative of Port
Orchard.
Each guideline should be considered how it applies to individual projects and if a "village"
atmosphere is accomplished. The illustrated examples are intended as images that
communicate general ideas and should not be viewed as design solutions necessitating
strict adherence.
1. Desirable Elements
Design qualities viewed as the most desirable for commercial projects located
within the Tremont Corridor include:
• Richness of surface and textures
• Significant building wall articulation (insets, canopies, wing walls,
arcades, trellises, porches, dormers).
29
• Multi -planed, pitched roofs
• Roof overhangs
• Regular or traditional, window rhythm
• Articulated mass and bulls
• Interesting and articulated wall surfaces
• Clapboard siding, wood shingles
• Brick and stucco accents
• Wood shingle or tile roof
mt. #sJ
2. Undesirable Elements,
Tremont Specific Plan
June 1992
• Highly reflective surfaces
• Large blank, unarticulated stucco wall surfaces
• Unpainted concrete block walls
• Reflective glass
• Corrugated metal siding
• Plastic siding
• irregular, modernistic window shapes and rhythm
• Square "boxlike" buildings
• Mix of unrelated styles (e.g. rustic wood shingles and polished chrome)
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Tremont Specific Plan
June 1992
(fir. #6j
3. Exterior Wall Materials
The following palette of exterior wall materials are strongly encouraged:
• Wood siding (horizontal, vertical or diagonal; no T-111)
• Wood shake
• River cobble
• Slate
• Brick (natural colors)
• Stucco (as accent only)
• Clay tile (natural materials)
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June 1992
The following materials are strongly discouraged as primary exterior wall
materials:
• Natural unfinished concrete
• Stucco
• Corrugated metal
0 Reflective glass
• Standing seam metal walls
• Plywood (painted or otherwise)
• Corrugated Fiberglass
• illuminated sidings and awnings
• Plastic laminate
• Unmilled bare aluminum
0 Painted brick
• Unpainted concrete block
4. Height
Building heights should relate to open spaces to allow maximum sun and
ventilation, protection from prevailing winds, and minimize obstruction of view
from adjoining structure.
Height and scale of new development should be compatible with that of
J surrounding development. New development height should "transition" from
the height of the adjacent development to the maximum height of the proposed
# 1 building.
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June 1992
5. Bulk
Large structures which give the appearance of "square like" buildings are
generally unattractive, uninteresting and detract from the overall scale of
Tremont Street. There are several ways to reduce the appearance of excess
bulk in large buildings.
• Vary surface planes of exterior walls in depth or direction
• Vary the height of buildings so it appears to be divided into separate
distinct sections.
• . Articulate different parts of the buildings facade by use of color, change
in materials, and arrangement of elements.
• Use landscape and pavement materials at ground level to encourage the
transition from building to parking areas.
• Avoid blank walls at the ground level. Utilize building trellises, wall
articulation, change in materials, arcades, or other features.
Undesirable Architectural
Treatment Vertical Articulation Added
(I11. #8)
Horizontal Articulation Added
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Roofs and Awnings
Add Desirable Articulation
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Tremont Specific Plan
June 1992
6. Scale
Scale, for the purposes here, is the relationship of building size to the size of
adjoining permanent structures - or how the proposed building's size is related
Fi to the size of a human being. Large scale buildings appear imposing if they are
placed in a visual environment of a smaller scale. For instance, the new Group
Health Building is a good example of how a large building relates little to its
[ ; surroundings. The key idea here is "pedestrian scale".
• Building scale can be reduced through window patterns, structural bays,
roof overhangs, siding, awnings, moldings, fixtures, and other details.
• The scale of buildings should be carefully related to adjacent pedestrian
areas (i.e. plazas, courtyards, street sidewalks) and buildings.
• Large. dominating buildings should be broken up by: 1) creating
horizontal emphasis through the use of trim; 2) the addition of awnings,
eaves, windows, or other architectural ornamentation; 3) use of
combinations of complimentary colors; 4) landscape materials.
• Utilize "infill" structures to create transitions in bulk and scale between
large buildings and adjacent smaller buildings.
GOOD USE OF INTIMATE SCALE ELEMENTS
MIX OF COMPLIMENTARY MATERIALS PROVIDE ARTICULATION
(fit. #9) ROOF OVERHANG CREATES SHADOW LINE INTEREST
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Tremont Specific Plan l
June 1992
7. Exterior Walls
• Buildings shall be designed to avoid simple "boxlike" structures.
Horizontal or vertical wall articulation shall be expressed through the use
of full roofs, projecting wing walls, wall offsets, recessed entries,
awnings, roof overhangs, second floor setbacks, or covered arcades.
• All building sides shall be painted with earthtone colors. The following
earthtone colors are recommended as primary wall colors:
- almond
- bluegrass
- brick
- cedar beige
- chamois
- cobblestone
- cordovan
- cream
- driftwood gray
- gray
- Monterey Pine
- rose quartz
- silver gray beige
- topaz
• Freestanding buildings with walls at or less than 100 feet from a curb line
shall not have continuous, visually unbroken walls. The front plane of
the wall shall be maximum of sixty feet in length, at which point
horizontal or vertical articulation is required. This articulation shall be
accomplished through the use of varying setbacks, multi -planed roofs,
second floor setbacks, porches, arcades, awnings, recessed entries, wing
walls, roof overhangs, etc.
• Freestanding buildings shall exhibit a minimum of a one to one "void to
solid" ratio on at least two building facades. This means that two of the
walls shall be at least 50 % wall to 50 % window or door opening. The
remaining two walls shall be articulated in some manner. Refer to the
illustration provided below for a graphic depiction of this requirement.
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Tremont Specific Plan
June 1992
8. Windows
• In general require the first floor of all commercial buildings have
sufficient areas of glass to give an open, public character to Tremont
Street and in keeping with the "village" type atmosphere.
• Large, continuous expanses of glass without careful detailing create an
urban character and should be avoided. Glass areas can be subdivided by
mullions, panes, or decorative millwork to reduce a window to human
scale.
• Horizontal repetition of single windows over long distances are to be
avoided.
• To maintain a distinction between upper and lower floors, the ground
level facade should have larger patterns of glass than the upper.
• Bay, bow and box windows can be used to add visual interest to a facade
by providing variety, shadow and texture. They also become focal points
for merchandising and help reduce large windows. to a more human scale.
• Tinted glass may be used to reduce solar gain, however, deeply tinted
glass which stops interior views are to be avoided. Highly reflective
_ glass is not acceptable.
• Window frames can be constructed of numerous materials including steel,
anodized aluminum, wood, wood and metal and vinyl -covered wood;
however, the materials and finish of the frame should be appropriate to
the overall building character. Silver, gold and other bright colored
1_J. frames should be avoided in favor of natural colors.
;•iy00
(Ili. #10)
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Tremont Specific Plan
June 1992
9. Roofs
• The roofline at the top of the structure shall not run in a continuous plane
for more than 100' without offsetting or jogging the roof plane.
Nearly vertical roofs (A -frames) and piecemeal mansard roofs (used on
portion of building perimeter only) are prohibited. Mansard roofs, if
used, shall completely wrap around the entire building perimeter.
• All roof equipment shall be screened from public view. Mechanical
equipment should be located below the highest vertical element.
• The following roof materials are not acceptable:
- Corrugated metal
- high contrast or. brightly colored glazed tile
- highly reflective surfaces
- illuminated roofing
• Dormers, whenever appropriate, are encouraged as they add character,
break up building roof mass, and are an additional source of natural light.
• Roofing materials that are the most appropriate to achieve a "village"
type character on Tremont Street are heavy wood shingles and terra cotta
tile. Concrete roof tile composed of neutral colors is also acceptable.
EXCELLENT USE OF MULTI -PLANED, PITCHED ROOFS
719ZPAJ1-1k;AN k Ut FAIL tMPHASIZE BUILDING ENTRY.
SIGNIFICANT VERTICAL WALL ARTICULATION UTILIZED
011. #11)
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Tremont Specific Plan
June 1992
10. Awnings
• General use of awnings along a row of contiguous buildings shall be
restricted to the same form and color. Color of awnings shall be
consistent and maintain an eight foot minimum vertical clearance.
• Signage on awnings shall be painted on the awning surface and be
restricted to the awning's flap (variance) or to the end panels of angled,
1` curved, or box awnings.
( • Plexiglass, metal, and glossy vinyl illuminated awnings are prohibited.
1.J Canvas, treated canvas, matte finish vinyl, and fabric awnings are
encouraged.
• Internally lit awnings are prohibited.
E. SrM PLANNING
Placement of structures should consider the location, size and architecture of adjacent or
nearby existing buildings. In addition, incompatible adjacent land uses, other traffic
generating land uses as well as the site's unique characteristics are other factors to be
considered in the placement of structures.
1. General Design Principles
• Buildings should be placed in a manner that will complement the adjacent
buildings Building sites should be developed in a coordinated manner to
S provide order and diversity while avoiding a haphazard or jumbled,
confused appearance.
• Whenever possible, new buildings should be clustered. This grouping of
buildings create plazas and courtyards that prevents a "barracks -like"
appearance. When clustering is impractical, a visual link between
separated buildings should be established by the use of trellises, arcades,
or other open structures.
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Tremont Specific Plan
June 1992 i
• Locate buildings and onsite circulation systems to minimize
pedestrian/vehicle conflicts where possible. Link buildings to the public
sidewalk system where possible through the use of textured paving,
landscaping, and trellises.
• Recognize the importance of spaces between buildings as "outdoor
rooms". Outdoor spaces should have, clear, recognizable shapes that
reflect careful planning and are not simply what is "left over" between or
around buildings. Such spaces should provide pedestrian amenities such
as shade trees, benches, fountains, arcades, etc.
• Freestanding, singular commercial/office structures should be oriented
with their major entry toward the street where access is provided, as well
as having their major facade parallel to the street.
2. Setback Standards
Refer to setback standards found within Section HLDA
3. Open Space
Open space for purposes of these design guidelines is considered the portion of
lot where there are not buildings, parking, or area included in required
setbacks. These areas shall be either fully landscaped or hardscaped in a
decorative paving material utilizing patterned/colored concrete or pavers.
Open space areas shall be clustered into larger, predominant landscape
areas rather than distributed equally into areas of low impact or use.
Examples include, areas behind buildings, side yards, or areas of little
public view; except for required setback areas.
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Tremont Specific Plan
June 1992
4. Land Use Buffering
Buffering between noncompatible land uses is considered critical in maintaining
the existing residential low scale character of Tremont Street. Landscape
buffers in conjunction with decorative fencing is the preferred method to screen
adjacent land uses.
• Evergreen trees having minimum size of 15 gallons, shall be planted and
staked at least 20 feet on center, depending upon the species, or clustered
in equal amounts to screen parking or architecture.
• A six-foot high wail should be placed on or just inside the property line.
A ten foot landscape strip area will be provided on the inside of the wall.
The wall should be lowered to three feet within the front setback area.
• To insure landscaping is maintained after planting, all landscape areas
should be watered by automatic sprinklers.
PUSUC STREET
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(Ill. #12)
Tremont Specific Plan
June 1992
5. Lighting
• Maximum height for building and freestanding lighting shall not exceed
18.
(11I. #13)
• If property is located adjacent to a residentially zoned property, the
lighting should be screened from these areas.
• Pedestrian lighting should be installed to enhance sidewalk paving
materials and landscaping, in addition to providing increased visibility.
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Tremont Specific Plan
June 1992
F. PARKING AND CIRCULATION
Parking lot design serves not only in defining traffic circulation patterns and providing
vehicle parking spaces, but can serve as a positive pedestrian and .open space amenity.
Unfortunately, most parking lots are characterized by vast amounts of asphalt and little, if
any, vegetative buffers, strips or islands. The following guidelines are to be used for all
parking lot areas located within the Tremont Corridor.
1. General Design Principles
Office and commercial parking lots and access drives should be designed
. utilizing the criteria shown on the following pages. Parking lot plans shall
clearly indicate and incorporate the following, as appropriate:
• Clearly indicate parking stalls, spacing, circulation aisle widths, and
widths of landscaped buffers.
• Location of lighting fixtures
• Location of trash enclosures
• Location of drainage inlets
• Location of fire hydrants
• Location of landscaped areas.
• Material design of perimeter walls.
• Utility cabinets and transformers.
• Bike racks
• Spot elevations
• If future expansion is anticipated, space must be set aside and identified
for future needed parking. Whenever a driveway is abandoned, the
owner shall remove all driveway pavement, replace the curb, and
landscape the area to match the adjacent landscaping.
• All required parking must be contained onsite.
• Parking areas shall be separated from buildings by either raised concrete
walkway or a landscaped strip with a six inch curb. Vehicles should not
be allowed to' directly abut the building.
• Where reciprocal parking and/or access is used, these agreements and
42
(Ill. #14)
Tremont Specific Plan
June 1992
2. Parking Area Design
(III. #15)
• All parking spaces shall be clearly and permanently marked. Compact
parking shall be grouped and clearly identified.
Parking lot design should provide for connection to adjacent parcels
where uses are compatible and said connection is practical..
• Parking lots shall be located to the rear and sides of buildings whenever
feasible. Parking areas directly adjacent to Tremont Street are
discouraged.
• Parking facilities will be located and designed in such a manner that
vehicles exiting a site will do so in a forward manner.
• Off-street parking facilities shall be designed so that a car within a facility
will not have to enter a street to move from one location to another
within the same parking lot.
• Parking areas which accommodate a significant number of vehicles should
be divided into a series of connected smaller lots. Landscaping and
offsetting portions of the lot are effective in reducing the visual impact
of large parking areas.
43
'SECONDARY REAR AEDE3YRUN EUTRIE3
ARE ENCDIIAAGED.
REQUIRE RECIPROCAL ACCESS AGREEMENTS.
WIiEREYER POSSIBLE, WITH ADJACENT
! COMMERCIAL PROPERTIES.
Tremont Specific Plan
June 1992
3. Entry Location/Design
Where a corner location is being developed, locate parking lot entries on side
streets to maximize landscaping and minimize pedestrian/vehicular conflicts
whenever possible. Major site entries should be designed with appropriate
patterned concrete or pavers to differentiate them from sidewalks.
0 Site access points, whether located on Tremont Street or side streets
should be located as far as possible from street intersections. One
hundred feet is recommended and is required at the Pottery/Tremont
intersection.
Encourage projects to incorporate- reciprocal access easements/agreements
to improve internal vehicular movements.
• Link individual projects and parking areas with onsite driveways that are
clearly identified and easily recognized as internal vehicle connectors
Where parking areas are connected, interior circulation should allow for
a similar direction of travel and parking bays in all areas to reduce
conflict points of connection.
• Access roads and/or driveways for commercial/office developments
should be located a minimum of 200 feet apart. Also, access drives
and/or driveways should be located a minimum of 10 feet from property
lines.
44
Tremont Specific Plan
June 1992
4. Circulation
• Design parking areas so that pedestrians can walk parallel to moving
cars. Design parking lot so that the majority of drive aisles are
perpendicular to the majority of buildings or major tenant.
• The parking area should be designed in a manner which links the building
to the street sidewalk system as an extension of the pedestrian
environment. This is accomplished through the use of enhanced
walkways incorporating different pavement materials, trellis structures,
arcades, and landscape treatments.
• Driveway entry throats should be at least 25 feet wide, and preferably 30
to 35 feet wide, so. that no interference between exiting and entering
vehicles occurs.
• Parking area entrances and exits should be kept to a minimum to reduce
traffic conflicts along Tremont Street. Tremont is a major arterial and
as a necessity its primary function needs to be preserved.
• Parking spaces shall not block access to trash enclosures.
ELEVATION OF PARKING LOT
2' • T SELOW GRADE OF SIDEWALK
RETAINING WALL--4 I jI
I
(711. #17)
DENSE SHRUBS OR TREES _OR WRAP GERM AROUND
HIDE VIEW OF PARKED CARS LAST PARKING STALL--
2
I
Tremont Specific Plan
June 1992
5. Parking Lot Landscaping
• Internal parking lot landscaping requirements found within Section 5.5 of
the Zoning Ordinance shall be used in determining minimum landscape
standards.
• The use of wails, berms, or any combination of landscape material shall
be used to buffer parking areas from adjacent Iand uses.
(I11. #18)
46
Tremont Specific PIan
June 1992
b. Bicycle and Pedestrian Linkage
• Commercial facilities should provide bicycle storage racks at the rate of
one rack per each 35 vehicle parking spaces.
• All bicycle and pedestrian corridors must be well lighted and designed to
provide a high level of security.
G. SPECIFIC DESIGN GUIDELINES FOR FREE STANDING
BUILDINGS
1. Design Issues
This section addresses buildings that contain one or more uses and stand alone
among themselves. They are usually located to the center . of the front of
developments. These buildings may range in size from a fast food drive-in to
a hotel. Freestanding buildings usually result in unusual designs to
accommodate select uses, as a result these nuances need to be considered.
There are several design issues related to freestanding buildings which are not
shared by the other categories, they are:
• Freestanding buildings are usually viewed by all sides so that landscaping
and building materials must be considered for all sides of the building(s).
• Freestanding buildings are usually smaller in size (unlike the group health
building) and can be overpowered by larger adjacent buildings.
• Freestanding buildings have more opportunities for creative design since
the design is directed toward a single use. This often results in
trademark or signature buildings which can be disruptive in achieving
architectural harmony.
• Freestanding buildings have more opportunity for signs, which can easily
overwhelm it.
47
" M
il. , !Iril IF1
11'
2. Design Guidelines
Tremont Specific Plan
June 1992
(RI. #19)
+ Each wall surface of a free standing building shall be treated as a primary
facade and will be designed for public view (i.e. public streets, right of
ways, alleys, public.parking areas, parks, etc.).
+. Landscaping and screening of service delivery areas and trash collection
points is required. Other appurtenances such as ground mechanical units,
back flow prevention devices, and other similar equipment shall be also
screened from public view.
• Freestanding buildings should be massed wherever possible in an effort
to create intimate pedestrian spaces and add visual variety.
48
Tremont Specific Plan
June 1992
• Commercial, office and other businesses offering personal service are
often located within freestanding buildings. As such, personal business
require architectural treatments and designs that provide an intimate,
people orientated atmosphere. Building treatments such as mullioned
windows with flower boxes, wood doors and trim, cantilevered second
stories, arcades, and trellises help provide such intimacy.
• The visual impression of high buildings should be kept low to offer an
atmosphere sensitive to the human scale. The illusion of lower building
height may be accomplished through the use of varied roof pitches and
treatments, varying building wall planes, or stepping back second stories.
The purpose here is to achieve an intimate scale.
• The use of varied building textures is important in achieving not only an
intimate scale but in promoting a "village" type atmosphere. The use of
shingles, clapboard siding, are important in this endeavor. Building
materials should be as varied as possible, but must be used sparingly or
visual confusion will result.
• Buildings will be reviewed in regard to colors. The use of bright or
faddish colors is strongly discouraged in favor of earthtones. Trim
should be within the same color spectrum as the primary building color.
All natural colors and building materials are strongly encouraged and
advised.
• Under no circumstances will any roof mounted mechanical equipment be
exposed to public view. All equipment will be appropriately screened.
VENTED
SCREEN WALL
SLOPING WOOD TRELLIS
49
VENTF
SCREEN WA
(Itt. #2oj
HOA ZONTAL WOOD TRELLIS
I
( Tremont Specific Plan
June 1992
H. SIGNS
1. General Sign Guidelines
The following are general guidelines that should be consulted before approval
of any sign within the Tremont Street Corridor.
• Brief message - The fewer words, the better. A sign is most effective
when the message is succinct and readily understood.
• Simple typefaces - Intricate or hard to read type faces are difficult to
understand, let alone read. Simple typeface is advised.
• Bizarreffaddish typeface - Such typeface may look good today, but soon
are out of style. The image conveyed may soon become dated and
unfashionable.
• Sign colors/materials - Not only should colors and materials be used to .
contribute to the signs message, they must be used in providing a subtle
aesthetic message. A sign is most likely the first visual communication
to a building or development and must convey a memorable impression.
- Signs should avoid day-glo colors and should be limited to no more than
two color tones.
• Location - Signs should be placed at the entrance of buildings and
development to announce their primary access points.
e Building placement - Signs should be placed on buildings to not
overpower finer architectural details. Large signs may be appropriate for
plain wall areas, but may overwhelm other building walls.
• Strange shapes - Signs that are unnecessarily narrow or oddly shaped can
restrict the legibility of a message. If a shape is not symbolic, it is
probably confusing. In addition, odd shaped signs further add to a
perception of a cluttered non-sensical landscape.
e Proportional lettering - Care must be given to insure large letters do not
overpower a sign face and detract from its aesthetic appeal. Large letters
50
Tremont Specific Plan
June 1992
are not more legible than smaller ones. As a general rule, letters should
not occupy more than 75 % of the sign face.
• Design - Design of the sign should be appropriate to the building it is
placed on and should be an integral part of the building facade.
AWNING
all. #21)
PROJECTING
2. Freestanding Sign Guidelines
Freestanding signs serve to. provide information for auto -dependent customers.
They provide street addresses and identification for as freestanding building or
for multiple tenants in a development.
The following guidelines shall be used for all freestanding signs along Tremont
Street.
• All tenant signs shall be uniform in size and color. One style of typeface
is strongly advised.
51
(Ill. #22)
Tremont Specific Plan
June 1992
• The sign area for each tenant on a freestanding sign shall be proportional
to the size of their respective store (large stores have larger signs
compared to smaller stores and smaller signs).
• The number of tenant signs per freestanding sign shall be limited to the
THREE largest tenants based on floor area. In no case will a
freestanding sign identify more than three tenants.
A minimum of 10% of the sign area of freestanding signs for large multi -story
buildings or developments should be devoted to identification of the center or
building by address and .name.
• Freestanding signs should be placed perpendicular to traffic.
• Freestanding signs should be placed in raised planters whenever possible.
• Freestanding signs should be constructed of natural materials. Backlit,
neon and fluorescent lighted signs are discouraged.
52
Tremont Specific Plan
June 1992
3. Wall or Building Sign Guidelines
The following guidelines relate to the placement of signs on building walls.
• No building signs shall be allowed above the bottom of the second floor
window line. (where one exists) except where a multi -story building has
a sign panel just below the roofline for its name or a major tenants name.
• The use of a graphic consistent with the nature of the product to be
advertised is encouraged, e.g., hammer symbol for hardware store,
mortar and pestle for a drug store.
• Direct and indirect lighting methods are allowed providing they do not
cause harsh or unnecessary glare. The use of can -type box signs with
translucent backlit panels are not allowed on any structures.
• Individual backlit single cut letter signs are allowed.
• Sign colors are required to be compatible with individual building signs
and freestanding monument signs.
• The use of permanent sale or come-on signs are prohibited. The
temporary use of these signs is limited to 30 days within a 90 day period.
Signs affixed to windows may not occupy more than 20% of the window
area. Each business is permitted a total of not more than 120 days of
temporary signs per calendar year.
(RI. #23)
53
11
h
Tremont Specific Plan
June 1992
j • The identification of each building or store's address in b inch high
numbers over the main entry doorway or within 10 feet of the main entry
is required.
+ The use of logos, corporate insignias, and corporate colors is permitted
on any wall sign provided that these do not occupy more than 25 % of the
sign area.
Corporate painting schemes (e.g. colored stripes, etc.) are considered a form
of advertising and are considered a sign under these guidelines.
I. LANDSCAPING
Landscape elements within the Tremont Street Corridor serve too accomplish three
objectives; One, to unify and establish an intimate "village" type theme; two, to soften
commercial/office development; three, to unify and provide common landscape elements in
an effort to present Tremont Street as a pleasant environment for not only residents but the.
casual visitor.
New development within the Tremont Specific Plan Area shall comply with the following
landscape guidelines.
1. Landscape Area Ratio
A minimum of one 15 gallon size tree (25 feet or higher at maturity) for every
62:5 square feet of landscaping, and one shrub or vine for every 50 square feet
of landscaping are considered necessary. At least 25 % of shrubs should be of
a flowering variety.
2. Irrigation
Provide complete automatic sprinkler or drip irrigation systems for all
commercial projects.
54
Tremont Specific Plan
June 1992
3. Maintenance
All plantings shall be kept healthy and growing with all planting areas free of
weeds and debris. Each project will have a bond recorded insuring planting
materials will be well maintained, such bond shall remain in place for one year
after project completion.
4. Trees, Shrubs, and Vines
Trees shall be a minimum of 1 gallon size and be at least 8 feet tall at time of
planting. - Shrubs shall be a minimum of 1 gallon size at time of planting. All
deciduous trees shall be double staked and properly fertilized upon planting.
5. Ground Cover
The ground cover shall be healthy, densely foliated, and consist of well -rooted
cuttings, or one gallon container plants. Herbaceous and flat ground covers
shall be planted no more than 12 inches on center. Woody shrub groundcover
shall be planted no more than 4 feet on center (e.g. evergreens, junipers).
6. Spacing
Plant materials shall conform to the following spacing standards:
• A minimum of 25 feet from the property comer at a street intersection
to the center of the first tree or large shrubs. Shrubs less than 3 feet in
height are allowed within this clear site triangle.
• A minimum of 15 feet between center of trees or large shrubs and fire 1 I
hydrants.
• A minimum of 10 feet between center of trees or large shrubs and edge
of driveway.
• Spacing of trees and shrubs shall be appropriate for each individual specie
and growing characteristics.