§ 21.66.045. Commercial design standards.

The following commercial design standards implement recommendations of the Eagle River Central Business District Revitalization Plan, approved in 2003.

A.

Intent:

1.

Ensure that commercial buildings add to the liveliness of streets and the overall community character by making buildings, pedestrian spaces and landscaping more prominent than parking lots and free-standing signs.

2.

Encourage walking and bicycling within the core of Eagle River by making pedestrian access convenient, safe and inviting.

B.

Building orientation, pedestrian, and open space requirements:

1.

Distance from the Street: All new commercial buildings within the Eagle River Overlay District that front on the Old Glenn Highway, Business Boulevard, or Eagle River Loop Road shall be set back not more than 20 feet from the street right-of-way.

2.

An on-site pedestrian circulation system meeting the following standards shall be provided for all new commercial development:

a.

Pathways between individual commercial developments and the street shall meet the material standards for pathways in this section where buildings are not directly adjacent to the public sidewalk. Such pathways shall form a direct connection between the street and buildings fronting on the street. Exceptions may be allowed by the planning director where conditions merit other consideration.

b.

The pedestrian circulation system shall connect all main building entrances on the site. For commercial buildings with multiple entrances to individual retail stores, the community sidewalk may be used to meet this standard.

c.

Elevated external walkways and external stairways which provide pedestrian access to commercial units located above the ground floor are prohibited. The planning director may allow exceptions for external stairways or walkways located in or facing interior courtyard areas.

3.

Material standards for pathways:

a.

The pedestrian circulation system shall be hard-surfaced and at least six feet wide (clear width).

b.

The pedestrian circulation system shall be clearly defined and designed so as to be separated from driveways and parking or loading areas through the use of at least two of the following design features:

i.

Raised curbs;

ii.

Elevation changes;

iii.

Bollards;

iv.

Landscaping;

v.

Paving materials other than asphaltic concrete.

c.

If a raised path is used it shall be at least four inches higher than adjacent paving with a transition to the adjacent paving that allows snow removal.

Figure 21.66-11. Design Features to Clearly Delineate Pedestrian Walks
from Adjacent Parking Areas

d.

Pedestrian connections shall be illuminated with pedestrian scale lighting no higher than 14 feet, meeting the requirements of the Municipality of Anchorage Design Criteria Manual; and

e.

No portion of the building may shed snow or meltwater onto the pedestrian circulation system.

4.

Plazas and other open space improvements (See Figure 21.66-12):

a.

New or renovated buildings shall have plazas, courtyards, or other pedestrian spaces at or near the building main entrance. At a minimum, these spaces shall be sized at a ratio of one square foot of plaza or other open space per 100 square feet of interior building area.

b.

Plazas or other open spaces shall include at least three of the following:

i.

Permanent special interest landscaping that exceeds the requirements of AMC 21.45.125 by at least ten percent;

ii.

Special paving, to include colored/stamped concrete, brick, stone, or other unit pavers;

iii.

Public art with a valuation of at least one-half of one percent of the total construction cost;

iv.

A coordinated set of site furnishings used throughout the site to include benches, trash receptacles, bike racks and may include tables. Site furnishings shall be commercial grade and fabricated of durable and weather resistant materials;

v.

Other elements that meet the intent of the standards, as approved by the planning director.

Figure 21.66-12. Plaza Improvements

C.

Building design standards.

1.

Intent:

a.

Ensure that commercial buildings add to the liveliness of streets and the overall community character.

b.

Create a design vocabulary that helps to establish continuity within the Eagle River core area.

2.

Building entrances: The principal building entry shall be prominently visible from the street and marked by at least one element from each of the following groups:

a.

Group A, articulation:

i.

Recess of at least three feet;

ii.

overhang extending at least five feet;

iii.

Canopy extending at least five feet;

iv.

Portico extending at least five feet;

v.

Porch protruding at least three feet;

vi.

Other elements that meet the intent of the standards, as approved by the planning director.

Figure 21.66-13. Commercial Development Front Elevation

b.

Group B, fenestration and lighting:

i.

Clerestory window;

ii.

Sidelights (clear glass windows flanking the entry);

iii.

Ornamental light fixtures flanking the entry that are unique to the entry;

iv.

Double entry doors;

v.

Other elements that meet the intent of the standards, as approved by the planning director.

c.

Group C, materials:

i.

Exposed timber or log columns and trusses for overhangs, canopies, and porticos with stained wooden soffits

ii.

Special paving at entry (see Section 21.66.065A. Plazas and Other Open Spaces)

iii.

Other elements that meet the intent of the standards, as approved by the planning director.

Figure 21.66-14. Examples of Exposed Timber Trusses

Figure 21.66-15. Wood Portions and Canopies are Desired Features

3.

Ground floor transparency requirements:

a.

A minimum of 60 percent of any ground floor facade (the portion of the facade between two and 12 feet above grade) facing the Old Glenn Highway, Business Boulevard, or Eagle River Loop Road shall be comprised of windows with clear glass allowing views into the interior of the building. Display windows may be used to meet half of this requirement.

b.

A minimum of 15 percent of any ground floor facade parallel to any street other than those named in paragraph a, above, shall be clear glass allowing views into the interior of the building.

4.

Building massing and articulation requirements:

a.

Buildings shall include horizontal and vertical articulation along the facades parallel to public streets.

b.

Horizontal facades higher than a single story and longer than 100 feet shall be modulated above the ground floor into smaller units at intervals of no more than 30 feet. Modulation shall be accomplished through at least two of the following methods:

i.

Changes in roof form;

ii.

Changes in depth of at least two feet for a width of at least eight feet;

iii.

Changes in materials or texture.

D.

Screening standards.

1.

Intent: To screen utilitarian elements, such as mechanical equipment, refuse collection receptacles (dumpsters), and service areas from public view

2.

Items that require screening:

a.

Roof top mechanical equipment;

b.

Outdoor storage areas used in connection with trade, service or manufacturing activities that do not constitute retail display;

c.

Snow removal and maintenance equipment storage;

d.

Storage of recreational vehicles for longer than 48 hours;

e.

Refuse collection receptacles (dumpsters).

f.

Chillers and other mechanical equipment at grade.

3.

Screening requirements:

a.

Roof-top mechanical equipment: Roof top mechanical equipment shall be placed in such a way that it is not visible from public streets. It may be screened by parapet walls for flat roofed buildings, or it may be enclosed in an attic for buildings constructed with sloped roofs. The placement of chillers or other mechanical equipment on grade shall have sight-obscuring screening, six feet in height.

b.

Storage items requiring screening under subsections 21.66.045 D.2.b.—d. above require screens that are eight feet in height and shall be opaque for six of the eight feet (See Figure 21.66-16).

i.

Screens may be constructed of masonry, wood, metal, or may use the same building material used for the exterior of an adjoining building.

ii.

Screens that are more than 25 feet in length shall be articulated. Articulation may be accomplished by clearly delineating between posts and panels with a change in depth of one inch or greater or a change in materials.

iii.

The use of chain-link fencing and unfinished plain concrete masonry units is prohibited.

iv.

Where space allows, use of landscaping is encouraged.

Figure 21.66-16. Example of Acceptable
Required Screening for Storage Areas

c.

Refuse collection receptacles (dumpsters): Each refuse collection receptacle shall be screened from view on three sides by a durable sight-obscuring enclosure consisting of a solid fence or masonry wall six feet in height. Coordinating the materials used in the screen with the materials and colors of the associated building is encouraged. The use of chain-link fencing and unfinished plain concrete masonry units is prohibited.

(AO No. 2009-26(S), § 1, 7-21-09)