INTRODUCTION
The
purpose of the Design Standards is to implement the goals and objectives of the
Manchester Plan. The height of 28 feet
two story for mixed-use development and the setbacks are consistent with
the requirements in the View Protection Overlay Zone that surrounds the
commercial area. These Sstandards
apply to the Manchester Village Commercial zone in the Manchester Type 1 LAMRID
(Limited Area of More Intense Rural Development). The
Standards include both mandatory and guideline elements.
The Manchester Commercial Design Standards
are to direct future growth and development of
Any existing structure or facility that
does not conform to these standards is exempt from compliance, unless the
building structure is remodeled and the remodel increasesd the
structure footprint or is added to in height. All single-family residential structures are
exempt from these commercial design standards, unless the use changes from
residential to commercial.
As part of the development application, a
written design concept statement narrative and
elevation drawings shall be submitted that will identify the significant site
features, support the reasoning behind
the architectural design and site plan proposal, explain how and why the
existing site features are incorporated into the project design, and
demonstrate how the proposal is consistent with the general goals of the
Manchester Community Plan.
Any and all development or redevelopment
in terms of building size, scale, use, or intensity shall be consistent with
the character of the existing area.
Due to the extreme close proximity to
All developments shall be required to
incorporate appropriate site enhancements, which may includeIncluding
construction of pedestrian walkways, street lighting, street foliage and/or
road improvements. A covenant of agreement running with the land shall be
recorded with Kitsap County Auditor and filed with the Department of Community
Development and Public Works as part of the development.
Much
of the charm of
Chapter
One
Site Planning
Definition: Site Planning is the determination of the location, orientation, and relationships of buildings, parking, landscaping, open spaces, access, and other features on the subject property and their relationship to the surrounding neighborhood.
Goal: The goal
of Site Planning is to promote development that is functional, visually
coherent, and visually compatible among with existing
structures and that will achieve a high-quality appearance, enhance the
Objectives of Site Planning are:
·
To maintain the small town charm and quaintness
that
· To incorporate ample parking with any structural design.
· To improve pedestrian and vehicular circulation.
· To create attractive and compatible streetscapes.
· To protect the quality of the natural environment within the village limits and adjacent boundaries.
· To preserve the spectacular views.
All development in the commercial area of
Final plans and specifications shall be consistent with preliminary plans. Development and redevelopment shall be built in exact conformity with final plans and specifications.
A. Building Location and Orientation
Buildings in the
1.1. Buildings and
main business entrances must be oriented to the street
frontage.
2.2. The setback of new buildings shall be 12
feet on all sides to promote view corridors and will allow for 8-foot
walkways, to include walkways walkway
setback used for landscaping design.
3.3. Building setbacks shall be treated as pedestrianpublic-oriented
pedestrian
spaces and landscaped in accordance with Chapter Four. Minimize pPaved
surfaces should be minimized except
for enhanced walkways, pedestrian-oriented spaces, and on-site parking.
4.
Parking -
a) Multi-family dwellings in the commercial zone must provide two spaces per dwelling.
b) Underground parking must be publicly accessible 24 hours, seven days per week
c) Where feasible, on street parking should be provided.
4.5. Ingress/egress: limit Limit
driveways to one entry lane and one exit lane per 300 feet, or to
one lane accommodating two-way traffic if the site frontage is less than 150
feet.
5.6. Outdoor storage areas or outdoor sales
areas in front of commercial establishments shall not be visible from the
street. Exception: Outdoor sales areas are permitted if the merchandise
and supporting appurtenances are moved in each day at the close of business
hours. The County may allow outdoor
sales if the sales are done in areas that conform to pedestrian-oriented space
standards and the merchandise is attractively displayed. Examples that may be permitted under this
provision include garden shop or nursery displays of plant materials, outdoor
art galleries, and examples of completed home construction projects.
Open storage of bulk materials, such as topsoil or peat, shall not be visible from the street.
Signage is addressed in Chapter Five.
B.B.
Relationship to Adjacent Properties
1. Locate service areas, outdoor storage areas, and other obtrusive site features away from neighboring properties to reduce conflicts with adjacent uses. Where the County deems necessary, landscape screening will be planted along property lines adjacent to “incompatible uses”. Incompatible uses include, but are not limited to, outdoor storage areas adjacent to a residentially zoned property. The buffer must conform to the requirements of Chapter Four, Landscape Design.
If changes in topography between the residential and adjacent property are sufficiently great, then modifications to the above buffer options may be allowed with County approval of the variance through the Department of Community Development.
2. Integrate outdoor storage areas and loading facilities into the site design to minimize their size, reduce visual impact, and to allow for pedestrian and vehicular circulation between sites, where appropriate.
3. Arrange artificial outdoor lighting during site construction so that the light is directed away from adjoining properties. Lighting shall be directed down to the intended area to be illuminated.
4. During construction, ensure that site
development must meets the
requirements of the Kitsap County Noise Ordinance and consider additional
ways to minimize impact upon neighboring properties.
Construction hours will commence
no earlier than 8:00am and end no later than 7:00pmspecified in Kitsap County
Code Section 10.28.
5. Incorporate dust, soil erosion, and storm water control measure as required by the Kitsap County Storm Water Management Ordinance. A Site Development Adaptive Plan (SDAP) for all major construction in the MCV is required.
C.C. Corner
When a development is located at a corner intersection, such development shall incorporate public outdoor spaces at or near the intersection corner. All buildings or major remodels located on properties at the intersection of two public streets are required to employ one or more of the following design elements or treatments to the building corner facing the intersection:
1.1. A public-oriented pedestrian open space in
addition to the otherwise required setback.
2.2. A building entrance, lobby, atrium, or
pedestrian pathway at the corner.
3.3. Pedestrian traffic shall be oriented to
the crosswalk.
D. Open Space
1. Site buildings so that the required open space(s) is/are usable by the public and not only users of the structure. The intention is not that every open space must have a use, but rather that buildings should be oriented to make effective use of the site.
2. Site development plans shall coordinate
with adjacent outdoor spaces and streetscapes, and pedestrian
walkways..
3. Where feasible, incorporate pedestrian
open spaces, such as covered walkways, courtyards, and plazas, as well as open
passageways between adjacent buildings and blocksproperties,
and between blocks.
4.4. Where feasible, incorporate outdoor
seating and dining areas that face the street and are accessible to
the public.
The applicant must complete a [stormwater management plan according
to KCC xxxx].
D. The applicant shall incorporate
structural Best Management Practices (BMPs) that are found to be beneficial to
the prevention of stormwater pollution, i.e., oil/water separators, catch basin
inserts, sand filters, detention basins, ponds, vaults, trenches, dry wells,
roof downspout infiltration, porous pavement, grid pavers, grass swales and
strips, etc, into the project stormwater management plan.
F. Related Guidelines
1.1. See Chapter Two for traffic and pedestrian
circulation and parking elements.
2.2. See Chapter Three for building elements
related to site planning.
3.3. See Chapter Four for landscape design
elements.
4.4. See Chapter Five for signage.
5.5. See Chapter Six for lighting.
6.6. See Chapter Seven for utilities and
service areas.
Chapter
Two
Roads, Parking,
Walkways and Amenities
Overview: This chapter concerns the relationship of the components of a roadway, including the traveled road section, on-street parking, storm water runoff collection system, pedestrian walkways, access points, and utilities, together with street amenities, such as landscaping and street trees, pocket parks, street lighting, and street furniture, that occur within the public right of way.
A.A. Roads and Walkways in the Public Right-of Way
Goals:
1.1. To provide for connectivity between
components of the commercial district and provide for efficient vehicular
circulation and pedestrian safety.
2.2. To require all major road improvement
projects to conform to
3.3. To require that all new developments
mitigate direct traffic and parking impacts on roads through the commercial
district by means of construction of necessary roadway improvements as
warranted through a cumulative traffic impact analysis and maintaining adequate
parking for the new development as well as existing developments.
4.4. To provide street designs and development
patterns that accommodate pedestrians, vehicles, transit users, and bicyclists
in a way that balances their uses.
5.5. To minimize visual impacts of utilities,
such as poles, wires, signal controller boxes, and transformers.
6.6. To reduce impervious surfaces by utilizing
earth-friendly materials.
7.7. To encourage existing development and to
require new development to participate in area wide streetscape improvements as
a means of building community, attracting tourism, and ensuring economic
prosperity.
8.8.. To set standards for road construction
design that accommodates parking, street tree plantings, street furniture, and
pedestrian lighting within the public right-of-way.
1.B. Roadway
Design
1. Develop a clearly marked bike route through the commercial district.
2. Where applicable, encourage changes in road surface, including paving materials, texture and speed tables.
3. Design roadways to meet the future level
of traffic volume projected as well as the land use design objectives of
4. Locate parking on street, where feasible, within the constraints of right-of-way and pedestrian needs to protect pedestrians and slow traffic.
5. No vegetation except street trees shall impede vehicular line of sight.
2.C. Walkway
Construction
1. Install walkways in widths determined on a basis of the road right-of- way widths available. Walkway widths shall be as follows:
a). Minimum walkway widths shall be six (6) feet.
b). Where right-of-way width is constrained, necessary portions of the parcel being developed or redeveloped shall be allotted to accommodate walkway construction.
2. For walkway surfaces, the use of
concrete or an approved brick-paver
inlay is required. Vehicular crossings of pedestrian walkways shall be
clearly marked and identifiable, with surface treatments such as color change,
surface materials or texture changes, or slight grade
changes.
3. Locate public walkways primarily within the right-of-way area. In special instances walkways may need to extend to private property.
4. Provide lighting fixtures as described in Chapter Six, Lighting.
5. For café zones or outdoor dining in the public rights-of-way, ensure that outdoor dining areas or walkway areas conform to all the following:
a)a. Requirements Meet
the requirements of a minor Site Plan Review (Kitsap County Code
17.400)
b)b. Are lighted with low-intensity lighting
that is directed down toward the seating area and does not spill out onto
adjacent properties.
c)c. Are contained within the property
boundary. Such areas may be allowed
along a building frontage subject to the following criteria:
1.i. Provide clear separation between
pedestrians and vehicles through the use of planters, decorative fencing and
low walls.
2.ii. Are able to provide minimum of
D. Vehicle
Circulation
1. Where pedestrian circulation crosses
vehicular routes, provide a change in grade, materials,
textures, or colors to emphasize the crossing point and improve visibility.
a)a. Site new driveways away from or
immediately opposite street intersections.
Limit the number of driveways to no more than one driveway per every 150
feet for arterial roads and one per 75 feet for secondary and local access
roads. Parcels less than 150 feet in
width will be required to share access and parking with adjacent parcels. This does NOT abrogate minimum parking
requirements for each parcel and/or project.
2.2. Accommodate access requirements of
emergency vehicles and services, per the Kitsap County Fire Code, in all
elements of the site design.
3.3. Integrate service functions into the
circulation pattern in such a manner that minimizes conflicts between vehicles
and pedestrians.
4.E. Parking
Parking Objectives: Typically the largest percentage of land use in a commercial district is parking. Parking areas should be designed and situated so they do not detract from the goal of providing a “pedestrian-friendly” downtown.
·
1.Connect
parking areas on adjacent properties or create service alleys behind buildings, and
connectivity between properties..
·
2.Soften
the visual impact of parking areas with trees and shrubs. In site design of parking areas, incorporate
the use of screening, such as hedge material or planters, to screen parking
from pedestrian routes or adjacent properties.
(See Chapter Four, Landscaping)
B.F. Bicycle
and Pedestrian Circulation
Definition: Bicycle
and Pedestrian circulation
constitutes pedestrian walkways that are both formal standardized
public walkways and informal paths worked into a site’s landscape design
that provide a means for pedestrians to travel through the community along the
street or other public routes.
Goal: To improve the pedestrian environment by making it easier, safer, and more comfortable to walk between businesses and to access the street walkway, transit stops, and parking lots.
Objectives:
1.·
To provide pedestrian facilities
such as sidewalks, crosswalks, and bus shelters that will connect all modes of
transportation, including auto, bus, ferry, van pools, and bicycles.
2.·
To provide attractive, safe,
continuous pedestrian access routes in the downtown area of
3.·
To make pedestrian circulation
routes as obvious and simple as possible, clearly indicating an identifiable
path between vehicles and access into and through buildings
or commercial sites.
Guidelines:
1.1. Provide a clear unobstructed route for
pedestrians along all public roadways.
2.2. Provide pedestrian paths or walkways
connecting businesses and the entries of multiple buildings on the same
site. All likely pedestrian routes
should be considered and accommodated
in the design phase to eliminate informal “short
cuts” which damage landscape areas.
3.3. Where pedestrian circulation crosses
vehicular routes, provide a change in grade, materials,
textures or colors to emphasize the conflict point and improve its visibility
and safety.
4.4. Focus circulation routes upon main entries
and exits, and identify and accommodate secondary access points.
5.5. Minimize redundant pavement that reduces
the amount of site available for landscaping and storm water absorption.
6.6. The businesses need to provide the
following:
a.a. Streetscaping that addresses the
requirements of the Site Plan Review (Kitsap County Zoning Ordinance, Section
410)
b.b. A pedestrian path of at least 6 feet wide
from the public street walkway to the building main entry.
c.c. Adequate lighting at the building entries
and along walkways and paths through parking lots. (See Chapter Six, Lighting).
7.i. Make all site facilities and amenities
accessible to people with disabilities in accordance with the Americans with
Disabilities Act. Accessibility
requirements include the provision of special
parking spaces, ramps, and signage and all shall be noted on the approved site
plan.
8.ii. Provide bicycle storage spaces with all
commercial development and redevelopment at the rate of at least 5% of the
number of auto parking spaces.
9.iii. Construct internal site walkways a minimum
of 4 feet in width. A lesser walkway
width is allowable in low pedestrian traffic areas, as required for handicap
access and constructed to A.D.A. standards.
C.G. On-site
Pedestrian Amenities and Spaces
Definition: PedestrianPublic-oriented
pedestrian
spaces are defined as the area between a building and a public
street or pedestrian path which promotes visual and pedestrian access onto the
site and which provides amenities and landscaping that enhance the public’s use
of passive activities, such as resting, reading, and picnicking. Street
amenities serve to define the public space of a walkway as well as the adjacent
roadway corridor. Pedestrian amenities
include private spaces such as pedestrian-friendly furniture, lighting and
art.
Goal: To ensure a coordinated system of street corridor improvements that protects and accommodates the needs of the pedestrian while allowing efficient vehicular circulation and parking.
Design Objective:
To provide functional amenities for the pedestrians
that is are safe,
comforting and aesthetically pleasing.
Guidelines:
1.Curtilage. Where the front building façade is not
directly adjacent to the sidewalk, develop the space between the walkway
pavement and the building (the front yard) as a garden, lawn and/or pedestrian
public oriented pedestrian space.
A public oriented
pedestrian space pedestrian-oriented space is
encouraged to have:
· Landscaping that does not act as a visual barrier.
· Furniture, artwork, or amenities such as fountains
· Pedestrian weather protection.
· Space for a transit stop with seating.
· Window displays over the majority of the front façade.
· Pedestrian lighting
A public oriented
pedestrian space pedestrian-oriented space shall NOT
have:
· Gravel walkways
· Adjacent unscreened parking lots
· Adjacent chain-link fences
· Adjacent blank walls without treatment.
2. Site Lighting. Provide
lighting at all building entrances, exit points, and public oriented
pedestrian spacespedestrian-oriented
spaces. Specific lighting
detail standards are addressed in Chapter Six, Lighting.
Chapter Three
Architectural/Building Design
Definition: Architectural/Building design includes the building scale, mass, form, size, color, and materials as they relate to the site and to adjacent structures and properties.
Goal: To maintain the small town charm and quaintness character of
the
Objectives:
·
1. To
encourage and promote development that features excellence and comfortable
amenities in building design.
·
2. To
protect the quality of the natural environment within the village boundaries
and adjacent properties.
A. Compatibility
Goals: To promote compatibility within design guidelines.
Exterior building design and detail on all elevations visible from adjacent properties or a public right-of-way shall be coordinated with regard to color, types of materials, number of materials, architectural form, and detailing to achieve harmony and continuity of design.
1.1.
Design Character
a)a. Proposed
structural plans and specifications must invoke the small town charm and
character of the
i. Steepened rooflines or appearance of
steepened rooflines with east to west orientation and a minimum pitch of 3:12.
ii. Multiple gables
iii. Dormers
iv. Multiple-paned windows
v. Front porches and/or
vi. covered Covered
walkways
6vii. Corner and window trim details
7
b)b. Design rear and side facades visible from
public streets or neighboring properties with detailing the same as the
principle facades of the building to maintain compatibility.
2.2. Building Height
In
the Manchester Commercial District, the building height limit is two-stories at no
more than with a maximum 28 feet combined
height of 28 feet. Single story structures
must be dedicated to commercial use. Two story structures may have no more than
one floor dedicated to residential use and this must be located on the second
story. Neither nNew
buildings nor and future redevelopment
of existing buildings will have more than one level of residential areamust
comply with this standard.
Underground parking will not count as a story if it is entirely
contained underground as defined in Kitsap County
Code Section 15.08 055.
B. Human/Pedestrian Scale
1.1. Pedestrian-Oriented Facades
a)a. For all development, include at least
three of the following design elements or techniques:
· Sculptural, mosaic, or other architectural details
· Transparent window area or window displays at or below eye level along at least 50 percent of the length of the ground floor façade for retail.
· Pedestrian weather protection
· Decorative light fixtures
· Landscaping
· Decorative building materials, including decorative masonry, shingles, brick, or stone
· Individualized patterns or continuous wood details such as fancy butt shingles in a geometric pattern, decorative moldings, brackets, wave trim or latticework, ceramic tile, stone, glass block, or similar materials.
· Other materials with decorative or textural qualities as approved.
· Gable or hipped roof
· Building articulation, with upper story set back from the face of the building.
· Decorative artwork.
b)b.
Provide a porch, covered entry, or
other building element that defines an outdoor space, such as trellis,
overhang, or canopy. Entries should
include weather protection, planters or building façade artwork.
c)c. Treat code-required elements, such as
parapet walls and screen walls, as an integral part of the architecture.
C. Architectural Scale
The
following set of guidelines is intended to address building design details as
might be seen at the scale of a pedestrian.
Buildings that are stylized in an attempt to use the building itself as
advertising shall not be allowed, particularly where the proposed architecture
is the result of a “corporate” or franchise style. Large, boxy buildings with no architectural
detailing that over power the building site and do not promote the rural character
of will be deemeddo not satisfy
incompatible these standards.
A1.
Building Scale
1. For
all new buildings, there must be provided at least three
of the following features must be provided along the facades
visible from the public right-of-way and pedestrian routes.
a)a. The
second story may not protrude beyond the first story setback
b)b. At
least three of the following features must be provided along the facades
visible from the public right-of-way and pedestrian routes to avoid long and
continuous wall planes:
·i.
Repeating window patterns
·ii.
Including
aA porch, patio, deck, or covered entry
·iii. Including aA
balcony or bay window
·iv.
Changing the roofline by alternating dormers, stepped roofs, gables or other of
elements.
·v.
Changing materials
·vi. Provide a lighting fixture,
trellis, trees or other landscape feature
c)vii. Substantial landscaping and/or
pedestrian-oriented open spaces along the building façade.
d)
D. Building Materials
1. Exterior
Materials
a.