Subarea Plan LF 2.5 Architectural 10-15-09.pdf2.5. ar c H i t e c t U r a l re g U l a t i O n s
The Architectural Standards and Guidelines in this section are set forth to ensure that
new and renovated buildings in the Plan Area embody architectural characteristics
that maintain the desired human scale, rhythm, and urban character of the corridor.
The goal is to build on the best efforts of previous generations, while allowing for
and encouraging creativity on the part of developers and designers.
The regulations in this section are organized according to the following summary
descriptions:
2.5.1. Building Massing and Composition
Building Massing and Composition addresses the most basic aspects of a building’s
physical presence within Plan areas. A building’s mass - its three-dimensional bulk
within the permitted development envelope - can be massed and composed to affect
its scale and character within its district as perceived by both pedestrians on foot and
drivers and passengers in vehicles.
Most buildings in Spokane Valley have what is called a “human scale” character.
This refers first to buildings that are relatively unimposing in height (between one
to three stories) and bulk (less than one hundred and twenty (120) feet long) and are
thus on the smaller end of the scale; they are considered inherently to be at a human
scale. To be compatible with these buildings, taller and longer buildings must have
intermediate architectural articulations and/or subdivisions that “break down” the
horizontality and verticality of surfaces and masses to a scale that is comfortable for
a human being walking on the street. The undesirable opposite would be to have
featureless, very tall and/or very long facades that would dwarf the same person
and contribute to a design character that is incompatible with the envisioned livable
qualities of district streets.
2.5.2. Height Massing & Composition
2.5.3. Length Massing & Composition
In these sections, diagrams that show the minimum required locations of articulations
or subdivisions of façade height and length illustrate the standards of massing
composition. Additional diagrams illustrate a range of examples of types of massing
articulations; they are guidelines in that the different types shown accomplish
the intent of reinforcing desired scale characteristics, but the types of massing
elements are not limited to the ones shown. The intent of their presentation is not to
“legislate” them as specific features, dimensions and shapes of these articulations;
nor will use of the recommended articulations guarantee that “good architecture”
will result – the latter is dependent on the skill of the designers. Instead, the range
of elements presented is intended to convey that they should be substantial in nature
and equivalent in visual impact to those shown. Designers and builders of new or
renovated buildings should either use the types of elements suggested, or develop
and submit their own to demonstrate that they meet the same intent of maintaining
human scale and composing individual building masses as part of a building’s
overall architectural expression.
2.5.4. Architectural Elements
This section addresses recommended treatments for additional architectural elements
beyond the minimum required height and length massing articulations. They are
generally common and universal, consisting of elements such as walls, building
entries, doors, windows, roofs, materials, and colors.
Note: It cannot be overemphasized that for the design of new buildings or building
renovations, the services of a qualified Architect familiar with the architectural
and urban design character of the Spokane Valley and other cities in the Pacific
Northwest is strongly recommended.
2.5.1. Building massing and Composition
Building Massing and Composition regulations shall be as specified in 2.1.District
Zones Regulations and control the minimum required articulation of a building’s
height and length.
For the purposes of this plan, a building’s massing may be composed of the
following elements:
1) Streetwall:
The plane or planes, of a façade that front a street, extending from the ground up
to the streetwall eave line.
2) Side Wall:
The plane or planes, of a façade that front upon a side yard or property line,
extending from the ground up to the side wall eave line.
3) Rear Wall:
The plane or planes, of a façade that front upon a rear yard or rear property line,
extending from the ground up to the rear wall eave line.
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2.5.2. Height massing & Composition
The objective of this section is to ensure that the vertical extent of all new or
renovated buildings in the Plan Area is massed with a well-formed “base” and a
“top.” A building base provides form and definition to the pedestrian-scale public
room of its adjacent street spaces. A building’s top or cap contributes to a distinctive
skyline and overall massing of the corridor, whether seen looking up from the street
below or at a distance from another part of the City.
The requirements that follow outline minimal measures to compose the vertical
mass of building facades:
1. Required Streetwall Height Massing Elements are noted.
2. Required Side Wall & Rear Wall Height Massing Elements are noted
3. Height Massing Element Guidelines list recommended types of major
height massing elements; other types of elements may also be used or
combined to achieve the previously mentioned goals.
Note: Fabric awnings are not counted towards a required height massing
element.
Further building articulation as outlined in Section 2.5. Architectural Elements is
strongly recommended to create well-integrated and attractive architecture.
1) Streetwall Height Massing Element
a) Base Element:
A substantial horizontal articulation of the streetwall shall be applied within
the first floor (or within the first or second floor in the case of buildings above
four stories), to form a horizontal “base” of the façade that strongly defines
the pedestrian-scale space of the street and is well-integrated into the overall
façade composition. See Section 2.5.4.1.a. Architectural Elements – Façade
– Building Base for means of implementation.
b) Top Element:
A substantial horizontal articulation of the streetwall shall be applied at the
top of the uppermost floor of the facade, to result in termination of the façade
that provides an attractive façade skyline and a completion of the upper
façade composition. This “cap” shall be architecturally integrated with any
sloping roof volume (if used) that occurs above the eave line.
2) Side Wall & Rear Wall Height Massing Elements
Requirements for Side and Rear Wall Height Massing are the same as those for
Streetwall in the following cases:
• Where building wall to building wall clearance is more than ten (10)
feet.
• Where a side or rear yard of greater than five (5) feet exists and the
adjacent property has no building volume providing horizontal
obstruction.
• Where the side or rear wall faces upon a public open space or active
open space such as a plaza or courtyard.
The minimum requirement for Height Massing Elements may be satisfied
by flush wall height massing treatments where building wall to building wall
clearance is more than five (5) feet and no greater than ten (10) feet.
Flush wall height massing treatments shall consist of one or more of the
following elements which match vertical increments used on the streetwall(s)
of the building:
i) Integral color change between increment of base and portion of wall
above, and/or between increment of top element and portion of wall
below.
ii) Horizontal score lines matching top, bottom, and/or other lines of
streetwall horizontal articulation.
iii) Horizontal façade recess(es) matching top, bottom, and/or other lines of
streetwall massing elements.
No Side or Rear Wall Height Massing is required where building wall to building
wall clearance is five (5) feet or smaller.
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3) Height Massing Element Guidelines
The following are examples of top element types that may be used to satisfy the required streetwall height massing requirement:
a) Cornice
A Cornice may be applied as the top of streetwall façade or a building base
as a built-up material articulation that steps forward from the façade plane
into the right-of-way or required setback. This step provides a significant
opportunity for shadow lines and façade delineation; to this end, a minimum
of three cornice “steps” or layers should be used. This element can be used
on a façade independently or be located atop a series of pilasters which are
placed at regular intervals (usually to dictate bay width).
b) Canopy
A Canopy element serves as an intermediate or final height massing element
or “lid” as a ground floor façade or streetwall cap. Its purpose is to provide
shade or cover for pedestrians or sidewalk dining and/or to establish a
strong horizontal massing element in the facade. It can be a continuous
horizontal element, a series of repeated elements (typically above shopfront
windows), or a single “feature” element occurring at a structure’s main or
secondary entrance. A Canopy and its related building components should be
constructed of an accent building material (such as metal, tempered glass, or
roof material used elsewhere on building) that is compatible with the primary
building material.
c) Shaped Parapet
A Shaped Parapet is the freestanding upper extension of the streetwall
extending above the point where the roof intersects behind it. A Shaped
Parapet provides visual completion to the top of a building façade and develops
a distinct and recognizable skyline for the building. The form of a Shaped
Parapet may be unrelated to the roof form behind it. In many cases, the form
of shaped parapets has traditionally been symmetrical. Generally, Shaped
Parapets and their related components should be constructed of the primary
wall cladding (such as brick, stone, or stucco) or an accent building material
(such as wood or metal) that is compatible with the façade composition.
d) Façade Offset
A Façade Offset creates a plane break where a portion of the façade steps
back in order to break the building into smaller volumes. Generally, a Façade
Offset applies a Cornice, Canopy, or Shaped Parapet along the edge of the
offset to add visual interest and appropriately define the resulting building
volume.
d) Facade offset
c) shaped parapet
a) Cornice b) Canopy
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2.5.3. length massing & Composition
The objective of this section is to ensure that the horizontal massing and appearance
of a façade of a new or renovated building is not excessively long in comparison
with other buildings in a district.
The requirements that follow outline minimal measures to compose the horizontal
mass of building facades:
1. Required Streetwall Length Massing Increments are noted.
2. Required Side Wall & Rear Wall Length Massing Increments are noted
3. Length Massing Element Guidelines list recommended types of substantial
length massing elements; other types of elements may also be used or
combined to achieve the previously mentioned goals.
Further building articulation as outlined in Section 2.5.4.Architectural Elements is
strongly recommended to create well-integrated and attractive architecture.
1) Streetwall Length Massing Increment
The maximum Streetwall Length Massing Increment shall be as shown in the
Regulatory Chart for each District Zone in Section 2.1. District Zones. When
a notch or pilaster/pier is used as the massing element, measurement of the
horizontal increment shall be from centerline to centerline of the elements.
2) Side Wall & Rear Wall Length Massing Increment
There are no Length Massing Increment regulations applied to Side or Rear
Walls.
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3) Length Massing Element Guidelines
The following are examples of length massing treatments that may be used to satisfy requirements:
a) Façade Offset
i) Streetwall or Shopfront:
The horizontal depth of a façade offset shall be a minimum of five percent
(5%) of the width of the largest adjacent horizontal façade segment (see
diagram).
c) Notch
i) Streetwall or Shopfront:
The horizontal width of a façade notch shall be a minimum of five percent
(5%) of the width of the largest adjacent horizontal façade segment. The
depth of the notch shall be at least 1/4 of the notch width (see diagram).
b) Pilaster/Pier
i) Shopfront only:
The horizontal width of a protruding pilaster or pier shall be a minimum
of five percent (5%) of the width of the largest adjacent horizontal façade
segment. The setback of wall surface from the face of the pilaster or pier
shall be a minimum of 1/4 of the pier width (see diagram). Pilasters/Piers
shall not protrude into the public right-of-way.
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2.5.4. Architectural elements
This section contains architectural standards and guidelines to guide the design of
architectural elements used within new buildings in the Plan Area. In accordance
with the Site Development Regulations set forth in Section 2.2., the following
regulations and suggestions will ensure that new buildings maintain the quality
and character of Spokane Valley while providing ample opportunities for creativity
and choice.
Standards and guidelines regulating architectural elements are identified as they
apply to a particular building type, such as Residential, and noted accordingly.
In addition to the following architectural guidelines, application of sustainable or
“Green Building” guidelines, such as those found in the Leadership in Energy and
Environmental Design (LEED) Green Building Rating System™ (http://www.
usgbc.org) and the National Association of Homebuilders Model Green Home
Building Guidelines (http://www.nahbrc.org/greenguidelines) and future City
of Spokane Valley “green building” ordinances and guidelines as they become
available, are strongly encouraged.
Note: The guidelines within this document also apply to freestanding parking
structures, whether serving municipal, commercial or residential uses.
1) Façade
a) Building Base
A base treatment is a horizontal articulation of the lower part of a building
façade’s design that serves to establish a human scale for pedestrian
users and passers-by, and aesthetically “ties” a building to the ground.
The guidelines outlined below are intended to supplement and provide
clarity and additional direction for the Streetwall Base requirements set
forth in Section 2.5.2. Height Massing and Composition, as articulated
in the section on Streetwall Height Articulation.
i) Standards
See Section 2.5.2.1.a. for required building base element. There are no
additional Building Base standards.
ii) Guidelines
(1) Base treatments should be applied to all visible sides of the building.
(2) Base treatments on additions and accessory buildings should be carried
over from the primary building, or applied in a manner compatible with
the primary building where it is not originally present.
(3) At a minimum, base treatment should occur at one of the following
scales:
(a) At the scale of the pedestrian, a base treatment should be created at
a height between nine (9) inches and six (6) feet.
(b) At the scale of the building, the entire ground floor (or a higher
portion of the lower portion of the façade) should be visibly
articulated to read as a base that “anchors” the building to the
ground.
(4) A base treatment does not need to be the same on all sides of a building.
The building base should be created by any one or combination of the
following treatments:
(a) A horizontal projection (or visible thickening) of the wall surface,
which may be accompanied by a change of material and/or color;
this may be an exterior version of a wainscot.
(b) A “heavier” design treatment, such as a darker color and/or
stronger, more permanent material, for the base portion of the
façade than for the portions above.
(c) A horizontal architectural line or feature at or below the top of the
first story, such as a belt course or secondary cornice (related to or
repeating the pattern of an upper cornice) separating the first two
floors.
(d) A ground level arcade with columns, may be used. Column spacing
should be regular and related to the structural bay of the building.
(5) A Residential building base may be created by any one or combination
of the following treatments:
(a) A visibly thicker and continuous base portion of the wall along the
ground, where the wall above the base sets back.
(b) A material and/or color change of the base wall relative to the
building wall above. The base material should generally be heavier
(e.g. of darker color and/or a heavier or more permanent material)
than portions of the building above.
(c) A horizontal architectural feature at or below the top of the first
story, such as an intermediate cornice line or protruding horizontal
band.
(6) Parking Podiums: Where parking podiums are part of the design of a
residential development, they should be designed as the building’s base
or part of the building’s base, with wall textures, colors, and dimensional
modules that are coordinated with the architecture of the residential
portion of the building above. Materials, detailing and design elements
should be used to break up a monotonous façade.
b) Wall Cladding
i) Standards
An anti-graffiti coating shall be applied to the ground floor and exposed
façade surfaces that are accessible from upper floors through wall
openings on all buildings using masonry wall cladding materials, such
as brick, stone and concrete.
ii) Guidelines
(1) Materials used should be appropriate to the architectural style and
building type. Authentic materials and methods of construction should
be used to the degree possible. Where simulated materials are used
for reasons of economy, they should be durable and closely match
proportions, surface finishes, and colors of original materials.
(2) Wall cladding materials on additions and accessory buildings should be
carried over from the primary building.
(3) If the building mass and pattern of windows and doors is complex, a
simple palette of wall materials, textures and/or colors should be used.
If the building volume and the pattern of wall openings are simple,
additional wall materials, textures and articulation may be utilized.
(4) For individual buildings or portions of buildings intended to appear
as individual buildings, materials used as primary cladding should be
limited in number – one or two maximum in most cases.
(5) Primary commercial building wall materials to be used as the primary
cladding on buildings include:
(a) Brick: red brick is the characteristic brick color in Spokane Valley
and its region, although yellow, tan, and glazed white brick are
occasionally used as well. Full size brick veneer is preferable to
thin brick tile. When used, brick veneers should be mortared to
give the appearance of full-depth brick. Detailing should avoid the
exposure of sides of veneer tiles; wrap-around corner and bullnose
pieces should be used to further minimize the appearance of veneer.
Brick wall cladding is frequently complemented by light-colored
(white, off-white, light gray) accent materials such as limestone,
glazed terra cotta tile, precast concrete, and/or glass fiber reinforced
concrete (GFRC). Accent materials are typically used at window
and door frames, wall bases, cornices, and as decorative elements.
Other accent materials such as granite, river rock, colored glazed
terra cotta glazed or ceramic tile are also occasionally used.
(b) Stone (including river stone), Stone Veneers, Cast Stone, Terra Cotta,
Precast Concrete, Glass Fiber Reinforced Concrete (GFRC): as
well as wall cladding, these materials should be used as a wall base
or wainscot materials and for copings, trim, and special decorative
elements. Improperly simulated or contradictory finishes should not
be used – for example, use of concrete or other materials to simulate
a river stone wall appearance while still being crisscrossed with
visible straight-line panel joints cutting across individual stones.
(c) Wood: horizontal sidings such as clapboard and tongue-in-groove;
vertical siding such as board and batten; and other horizontal sidings
such as smaller wood shingles and shakes are acceptable. Larger,
more rustic styles of shingles and shakes should not be used. Trim
elements should be used for all wood siding types. Heavy timber
detailing and exposed bracing may be used where appropriate to
the style. “T1-11” plywood panel siding is not recommended unless
detailed with additional trim atop vertical panel grooves to emulate
a board and batten style.
(d) Fiber-Cement or Cementitious Siding: an exterior siding product
composed of Portland cement, ground sand, cellulose fiber and
sometimes clay, mixed with water and cured in an autoclave. They
are available in planks, panels and shingles and are an acceptable
substitute for wood siding when used in the formats described above
under “Wood.” Extra care must be taken to insure that installing
workers are properly trained, proper tools are used for cutting,
and non-rusting hardware is used for fastening. Earlier generation B O
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wood siding substitute products such as hardboard, oriented-strand
board and asbestos board should not be used.
(e) Stucco or EIFS: stucco, cement plaster or stucco-like finishes such
as EIFS are acceptable finishes for upper stories only at street
exposures. They may be used at ground floor portions of rear or
side service and parking exposures, however the ground floor street
façade cladding materials should continue to be used as a building
base and accent material. Close attention should be paid to detail
and trim elements for a high quality installation; for EIFS, high-
density versions should be specified at the ground floor level to
resist impacts. Very stylized or highly textured surface textures are
not recommended. The pattern of joints should be architecturally
coordinated with the overall facade composition, and sealant colors
should be coordinated with surface and other building colors. At
the ground floor level, window and door trim elements should not be
made from stucco, cement plaster or EIFS; they should instead be
made of wood, metal, precast concrete or other contrasting durable
materials.
(f) Ceramic Tile: use of glazed and unglazed tile should be limited to
facade cladding or decorative wall accent material. Grout color
should be coordinated with tile and other building colors.
(g) Profile and Other Sheet, Rolled and Extruded Metal: as wall
cladding, these wall systems should be used as a secondary or
accent materials (see below). A high quality, fade-resistant coating
system or paint such as Kynar, Tnemec, etc. is recommended.
(6) Primary residential building wall materials to be used as the primary
cladding on buildings include:
(a) Brick: red brick is the characteristic brick color in Spokane Valley
and its region, although yellow, tan, and glazed white brick are
occasionally used as well. Full size brick veneer is preferable to
thin brick tile. When used, brick veneers should be mortared to
give the appearance of full-depth brick. Detailing should avoid the
exposure of sides of veneer tiles; wrap-around corner and bullnose
pieces should be used to further minimize the appearance of veneer.
Brick wall cladding is frequently complemented by light-colored
(white, off-white, light gray) accent materials such as limestone,
glazed terra cotta tile, precast concrete, and/or glass fiber reinforced
concrete (GFRC). Accent materials are used at window and door
frames, wall bases, cornices, and as decorative elements. Other
accent materials such as granite, river rock, colored glazed terra
cotta glazed or ceramic tile are also occasionally used.
(b) Stone, Stone Veneers, Cast Stone, Terra Cotta, Precast Concrete,
Glass Fiber Reinforced Concrete (GFRC): may be used as
a wall cladding material, when detailed appropriately for
residential character – generally with a more modest scale than
for commercial character. Improperly simulated or contradictory
finishes should not be used – for example, use of molded concrete
or other materials to simulate a river stone wall appearance while
still being crisscrossed with visible straight-line panel joints cutting
across individual stones.
(c) Wood: wood is the predominant material of most existing
residential structures in Spokane Valley and should be widely used
in the architectural design of new residential structures. Horizontal
sidings such as clapboard and tongue-in-groove; vertical siding
such as board and batten; and other horizontal sidings such as
smaller wood shingles and shakes may be suitable. The larger,
more rustic styles of shingles and shakes should not be used. Trim
elements should be used for all wood siding types. Timber detailing
and exposed bracing may be used where appropriate to the style.
“T1-11” plywood panel siding is not recommended unless detailed
with additional trim to emulate a board and batten style.
(d) Fiber-Cement or Cementitious Siding: an exterior siding product
composed of Portland cement, ground sand, cellulose fiber and
sometimes clay, mixed with water and cured in an autoclave. They
are available in planks, panels and shingles and are an acceptable
substitute for wood siding when used in the formats described above
under “Wood.” Extra care must be taken to ensure that installing
workers are properly trained, proper tools are used for cutting,
and non-rusting hardware is used for fastening. Earlier generation
wood siding substitute products such as hardboard, oriented-strand
board and asbestos board should not be used.
(e) Stucco or EIFS: stucco, cement plaster or stucco-like finishes such
as EIFS may be used. Attention should be paid to detail and trim
elements for a high quality installation; for EIFS, high-density
versions should be specified at the ground floor level to resist
impacts. Highly textured surface textures are not recommended.
The pattern of joints should be architecturally coordinated with
the overall facade composition, and sealant colors should be
coordinated with surface and other building colors.
(7) Wall accent materials are recommended to add interest and variety at
a more intimate scale, for example, along architectural elements such
as cornices, on portions of buildings or walls. Materials recommended
for use as accents include brick, wood, stone, and ceramic tile as listed
above, and also include:
(a) Ceramic Tile: glazed or unglazed tile may be used as a decorative
wall accent material. Grout color should be coordinated with tile
and other building colors.
(b) Terra Cotta: terra cotta tile ornamental and trim components
should be used in coordination with appropriate architectural styles
such as Spanish and Mission Revival, Mediterranean, etc.
(c) Stone, Stone Veneers, Cast Stone, Terra Cotta, Precast Concrete,
Glass Fiber Reinforced Concrete (GFRC): these materials should
be used as a wall base or wainscot materials and for copings,
trim, and special decorative elements. Improperly simulated or
contradictory finishes should not be used – for example, use of
molded concrete or other materials to simulate a river stone wall
appearance while still being crisscrossed with visible straight-line
panel joints cutting across individual stones.
(d) Profile, Corrugated, and Other Sheet, Rolled and Extruded
Metal Surfaces: where used, sheet metal should be detailed with
adequate thickness to resist dents and impacts, and should have
trim elements to protect edges.
(e) Fiber-Reinforced Plastics (FRP), Cast Glass Fiber composites
(“Fiberglass”): these materials often are used in molded
reproductions of carved wooden or cast metal architectural
ornamentation such as column capitals and bases, architectural
columns, cornices, and other trim. They may be used if their
appearance closely approximates the type of painted wood
element for which they are intended to substitute, and are
otherwise coordinated in color and composition with the selected
architectural style. They should be located above or away from
highly-trafficked areas.
(8) Building base, parking podium, or above ground parking structure
materials: bases of larger buildings and parking podiums may be clad
or built with materials that extend down from the residential portions of
the building above. Building bases may also be built with contrasting
materials of a more substantial and permanent character than the
residential portions of the building above. Residential Building bases
may also be built with contrasting materials of a more substantial and
permanent character than the residential portions of the building above.
Visible facades of Above-Ground Parking Structures, if not clad, should
display quality materials of a substantial and permanent character that
are complementary to surrounding pedestrian-scaled architecture. Such
substantial and permanent materials and treatments include:
(a) Precast Concrete: the location and spacing of panel and expansion
joints should be incorporated into the facade composition.
Castings should be shaped to form architectural profiles that
create bases, cornices, pilasters, panel frames, and other elements
contributing to façade composition and human scale. Cement type,
mineral pigments, special aggregates and surface textures should
be exploited in precast concrete to achieve architectural effects.
Grout and sealant colors should be coordinated with castings and
other building colors.
(b) Poured-in-Place Concrete: long surfaces of uninterrupted flat
concrete walls shall not be used. The use of textured form liners,
pigments, stains, and/or special aggregates should be used to create
rich surfaces. At a minimum, the design of exposed concrete walls
should incorporate the location and spacing of formwork tie-holes,
expansion joints and control joints into the facade composition. To
the degree possible, formwork should shape architectural profiles
of walls that create bases, cornices, pilasters, panel frames, and
other elements contributing to façade composition and human
scale. Concrete walls may also be clad with other finish materials
such as stucco and patterned to match other building walls. The
architectural treatment of poured concrete that is used as a building
architectural base should be extended to concrete used elsewhere
in the project for sitework material.
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(c) Concrete Block: where concrete blocks are used on a building
base, as a sitework material, or as the primary wall surface
material for a parking structure, creativity in selecting block sizes,
surface textures, stacking/bonding patterns, and colors should be
used. In the case of a building base, façade composition should be
coordinated with the architecture of primary building walls above.
To avoid an institutional (i.e. “project” or “prison”) appearance,
a plain stack-bond block pattern of standard size blocks should not
be used. Decorative treatments such as alternating block courses
of differing heights, alternating surface textures (e.g. precision
face and split face), and/or compositions of colored blocks should
be used, along with matching cap and trim pieces. Grout colors
should be coordinated with block and other building colors.
c) Façade Composition
i) Standards
(1) Façade projections such as balconies, porches, window bays, trellises,
and awnings shall have a minimum height clearance of eight (8) feet
above the sidewalk below.
(2) Façade projections shall be as permitted within Section 2.2.7. Front
Street Setback.
(3) Overall wall composition for Streetwalls shall contain at least twenty
percent (20%), but no more than eighty percent (80%), glazing in order
to provide daylight into tenant space. Overall wall composition for Side
and Rear walls does not have a minimum glazing requirement.
ii) Guidelines
(1) Buildings should be “four-sided”, meaning that all facades including
side and rear facades should be considered visible (unless facing blind
onto an adjacent party wall) and should be treated with an architectural
façade composition.
(2) Large expanses of blank façade walls should not appear on buildings and
structures. Where visible façade segments are not active with frequent
storefronts, windows, and/or door openings, vertical articulation such
as pilasters and columns and horizontal articulation such as cornices
and belt courses should be applied to subdivide the wall surface into
increments that extend the human-scaled architectural character and
cadence of more active façade areas. Other ornamentation such as
wainscots, bases, and decorative light sconces should be extended from
active facades.
(3) Horizontal ornament such as awnings or belt courses, string courses or
cornice lines should be carried across adjacent facades to unify various
building masses and convey the sense of a consistent building wall.
(4) Covered outdoor spaces, awnings and arcades are encouraged to protect
pedestrians from summer heat and winter rain. These items should be
located above the display windows and below the storefront cornice or
sign panel.
(a) Storefront Awnings: colored fabric-mounted awnings supported
by a metal structural frame or permanent architectural awnings
utilizing materials from the building architecture are both
acceptable. Internally illuminated fabric awnings should not be
used. For a sequence of storefronts or windows, a sequence of
discrete awnings or canopies for each storefront or building bay
should be used, rather than one continuous run-on awning. Awnings
should not cover up intermediate piers, pilasters, or other vertical
architectural features.
(b) Trellises, Marquees and Architectural Canopies: materials, colors,
and form should be derived from the building architecture, i.e.
a trellis painted the same color as a building’s trim scheme is
appropriate.
(5) Ornamental wall-mounted outdoor lighting (sconces) may be used to
accent entries, mark a sequence of repeating pilasters, or serve as a
centerpiece for a façade panel.
(6) Distinctive building elements such as Corner Entry (see Section 2.2.6.
Private Frontage) are encouraged to accent terminating views within the
Plan Area.
(7) Alcoves, balconies and porches are encouraged at upper stories to create
architectural interest, a regional architectural context, and to provide
outdoor spaces for upper story tenants.
(a) Protrusions such as balconies and porches may be used on second
and higher stories if the overall projection and encroachment
into the public right-of-way and/or required setbacks conforms to
the regulations established in Section 2.2.7. Frontstreet Setback.
Protrusions of this type should extend no greater than two (2) feet
from the face of the building. Alcoves used in conjunction with these
elements increases the usability of this element, while providing
shadow and visual interest to the façade composition.
(b) Balconies and porches may be used on second and higher stories if
the overall height clearance from the bottom of the soffit and fascia
board to the sidewalk below is eight (8) feet or greater.
(c) Balcony and porches should be constructed of materials and
proportions related to the overall façade composition.
(8) Window Bay Projections are encouraged at upper stories as they create
architectural interest and a regional architectural context. They also
serve to increase usable internal floor space for upper story tenants.
(a) Window Bay Projections may be used on second and higher stories
if the overall projection and encroachment into the public right-of-
way or required setback conforms to the regulations established in
Section 2.2.7. Front street setback.
(b) Window Bay Projections may be considered a “primary wall
material” or an “accent wall material” and conform to the Wall
Cladding guidelines above.
d) Composition of Openings and Façade Elements
i) Standards
There are no Composition of Openings and Façade Elements standards.
ii) Guidelines
Surface features and façade elements should be located and arranged
according to the building’s architectural style. At a minimum, they
should be organized according to the building’s overall proportions and
structural bay spacing in order to create a harmonious pattern of elements
across the façade.
(1) Unifying architectural approaches should be used to lay out a window
pattern across a facade, such as aligning windows by using common sill
or header lines.
(2) At attached residential dwellings, facades of attached residences within
the same project should be distinct and even different, but also should
maintain unifying compositional elements such as a common window
header or sill line, and/or aligned vertical centerlines of windows and
doors between upper and lower floors.
e) Windows
i) Standards
(a) Curtain-wall window walls shall only be permitted within the
Gateway Commercial Center and Avenue Districts, when used as
a façade or majority portion of a façade consisting of one hundred
percent (100%) glazing and mullions, where glazing panels
may either be transparent windows or opaque spandrel panels.
Curtain-wall window walls shall be permitted in other districts
when used as ground-floor storefront glazing or as “penthouse”
glazing at the top floor of four-story or higher building.
(b) Ribbon windows: Shall only be permitted within the
Gateway Commercial Center and Avenue Districts, when used
as continuous horizontal bands of windows (sometimes referred
to as ribbon windows) that extend the full width of a building
façade. Ribbon windows shall be permitted in other districts
when used as ground-floor storefront glazing or as “penthouse”
glazing at the top floor of four-story or higher building.
ii) Guidelines
Windows should be designed to be in keeping with the character and
the architectural style of the building. Windows throughout a building’s
facades should be related in design, operating type, proportions, and trim.
They should be used as architectural elements that add relief to the façade
and wall surface.
(1) Form:
(a) Window openings, operating types (single-hung, casement, etc.) and
proportions of window frames and members should be designed in
accordance with the selected architectural style.
(i) Where greater privacy is desired for ground floor restaurants
or professional services, large storefront windows should be
divided into smaller units or panes. An “industrial sash”
type of multi-pane window may be used where appropriate
with the building’s architectural style.
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(c) Indicated by a recessed entry or recessed bay in the facade.
Recommended treatments include special paving materials such
as ceramic tile; ornamental ceiling treatments, such as coffering;
decorative light fixtures; and attractive decorative door pulls,
escutcheons, hinges, and other hardware.
(d) Sheltered by a projecting canvas or fabric awning, or by a
permanent architectural canopy utilizing materials from the
primary building.
(2) Entrances to upper-story uses should incorporate one or more of the
following treatments:
(a) Located in the center of the façade between storefronts, as part of a
symmetrical composition.
(b) Aligned with prominent façade elements of upper stories, such as
an expressed or embedded entrance tower.
(c) Accented by architectural elements such as clerestory windows,
sidelights, and ornamental light fixtures, and identified by signage
and/or address numbering.
(d) Indicated by a recessed entrance, vestibule or lobby distinguishable
from storefronts.
g) Secondary Entrances
i) Standards
(1) Secondary entries, such as side or rear building entries shall not be more
architecturally prominent or larger than the front entry.
ii) Guidelines
(1) Side or rear building entries should be visible and easy to find, but
visually secondary to main entrances
(2) Secondary entries should be easy to find, particularly for customers or
visitors accessing them from parking lots.
(3) The design of the side or rear entry should be architecturally related to
the front entry, such as in use of materials and proportions.
(4) Secondary entries should be enhanced with detailing, trim and finish
consistent with the character of the building.
h) Loading and Service Entrances
i) Standards
(1) Service entrances shall not face primary streets when a secondary street,
alley, or parking lot entrance location is possible. All service entrances
and associated loading docks and storage areas shall be located to the
side or rear of the building.
(2) Portions of the building facade containing service or truck doors visible
from the public street shall be designed to include attractive and durable
materials and be integrated into the architectural composition of the
larger building facade design. Architectural treatments, materials, and
(ii) In the City Center and in Neighborhood Centers, a vertical
proportion of window panes or window openings (3:2 to 2:1
height:width ratio) should typically be used. Openings may
be composed of a series of vertically proportioned panes or
frames.
(iii) Commercial clerestory and transom windows are
recommended to provide a continuous horizontal band or
row of windows across the upper portion of a storefront.
(iv) Windows should generally maintain consistency in shape
and in location across a façade, and be coordinated with
facades of adjacent buildings. Unifying patterns should
include a common window header line or sill line, and/or
aligned vertical centerlines of windows and doors. The
overall effect should create a harmonious pattern across the
street wall.
(v) Windows on the upper floors should be smaller in size than
storefront windows on the first floor, and should encompass
a smaller proportion of facade surface area. Exceptions
to this may occur when large window openings are used
as “penthouse” glazing (top floor of a four-story or taller
building).
(vi) At freestanding parking structures, long-span façade
openings with a height:width ratio that is more horizontal
than 1:3 should not be used. Vertically proportioned window-
like openings (3:2 to 2:1 ratio) are strongly encouraged, to
continue the pattern of pedestrian-scaled building facades.
If horizontally proportioned openings are used, vertical
pilasters, columns, or other elements should be applied to
subdivide the horizontal proportion into smaller vertically
proportioned openings.
(2) Glazing:
(a) Depth of glazing: window frames shall not be flush with walls.
Glass should be inset a minimum of three (3) inches from the surface
of the exterior wall and/or frame surface to add relief to the wall
surface.
(b) Where multi-pane windows are utilized, “true divided light”
windows or sectional windows should be used, especially at the
ground floor. Snap-in muntins (i.e. detachable vertical or horizontal
glass plane dividers or glass pane dividers sandwiched between
layers of glass) should not be used in commercial, mixed-use or
civic buildings.
(i) Window trim: shaped frames and sills should be used to
enhance openings and add additional relief. They should
be proportional to the glass area framed, as where a larger
window should have thicker framing members. Upper story
windows and parking structure window openings should be
detailed with architectural elements such as projecting lug
sills, molded surrounds, and/or lintels.
(ii) Window accessories such as window boxes for plants,
fabric awnings, etc. should be considered for additional
articulation and interest in coordination with the selected
architectural style. Decorative grillework is recommended
for parking structure openings, to add detail and help break
down the scale.
(iii) Additions and accessory buildings: window should be
of the same style as the main building, including opening
mechanisms and trim.
(3) Materials:
(a) If horizontal or vertical aluminum sliding windows are used,
assemblies with extrusions and frame members of minimum one
and one-half (1.5) inches exterior width dimension should be used,
to avoid an insubstantial appearance common to aluminum sliding
windows.
(b) Clear glass should be used. If tinted glazing is used, light tints and
green, gray or blue hues should be used.
(c) If solar or heat control is desired, reflective glazing and/or reflective
adhesive films should not be used. Nonreflective types should be
selected instead. Low emissivity glass and external and internal
shade devices are other options that should be used as well.
(d) Lug sills (protruding window sills) should not be formed of rigid
foam or other substrates sprayed with stucco or other wall finish
material. They should be instead constructed with a permanent
material such as painted wood, painted FRP, metal, precast
concrete, GFRC, terra cotta, or stone.
f) Main Entrances
i) Standards
(1) To contribute to the public and pedestrian realm, building entrances
shall be prominent and easy to identify.
(2) The main pedestrian entrance shall be easily visible and recognizable,
and shall be architecturally treated in a manner consistent with the
building style.
(3) At mixed-use buildings, entrances to residential, office or other upper
story uses shall be clearly distinguishable in form and location from
retail entrances.
ii) Guidelines
(1) Entrances should incorporate one or more of the following treatments:
(a) Marked by a taller mass above, such as a modest tower, or by a
column that protrudes from the rest of building surface.
(b) Accented by special architectural elements, such as columns,
overhanging roofs, awnings, and ornamental light fixtures.
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colors shall be extended from building facade areas into the facade
portion containing truck doors to avoid creating a gap in architectural
expression and to maintain a high-quality appearance.
ii) Guidelines
(1) Loading and services entrances should not intrude upon the public view
or interfere with pedestrian activities.
i) Entrance Doors
i) Standards
There are no Entrance Doors standards.
ii) Guidelines
(1) Doors are the one part of the building façade that patrons and visitors
will inevitably see and touch, and should be well-detailed and made of
durable high quality materials.
(2) Doors at storefronts should include windows of substantial size that
permit views into the establishment.
(3) Doors at storefronts should match the materials, design and character
of the display window framing. High quality materials such as
crafted wood, stainless steel, bronze, and other ornamental metals are
encouraged.
(4) Detailing such as carved woodwork, stonework, or applied ornament
should be used, to create noticeable detail for pedestrians and drivers.
Doors may be flanked by columns, decorative fixtures or other details.
(5) Doors and doorways leading to upper story uses, such as residential
or office uses should be distinguishable from those leading to retail
establishments.
(6) If utilized at storefront windows, doors, and loading docks, roll-up
security doors should be detailed to conceal door housings and tracks
and provide an attractive and finished appearance for all exposed
components. The roll-up door housing should not protrude more than 6
inches from the building façade plane.
(7) Doors at residential mixed-use buildings should match or complement
the materials, design and character of the primary building, as well as
convey the residential character of the building.
(8) Doors at residential uses should incorporate high quality materials such
as crafted wood, stainless steel, bronze, and other ornamental metals.
(9) Where possible, entrance doors at attached residential units should
vary in color and/or design from unit to unit to further distinguish the
individual identity of each residence.
(10) At live-work units, if roll-up security doors are used, they should be
detailed to conceal door housings and tracks and provide an attractive
and finished appearance for all exposed components. The roll-up door
housing should not protrude from the façade plane.
j) Garage and Parking Structure Doors
i) Standards
(1) Only garage doors for detached single-family homes may face streets
within fifty (50) feet from the front property line.
(2) All single-car wide garage facades shall be set back a minimum of six
(6) feet behind the front wall of the primary building mass.
(3) All two-car wide garage facades shall be set back a minimum of twenty
(20) feet behind the front wall of the primary building mass.
ii) Guidelines
Garage doors are strongly recommended to avoid projecting an
automobile-dominated appearance to the street or alley by using scale-
reducing design treatments as follows:
(1) Door design treatments such as ornamental panelization or vertically
proportioned segmentation and detail should be used to minimize
the apparent width of the entrance – in accordance with the selected
architectural style.
(2) Framing elements such as trellises above openings and ornamental
framing around the edges of openings are recommended.
(3) Where double car width doors are used, a width of eighteen (18) feet
should not be exceeded.
(4) At live-work facades, garage or studio doors should be compatible
with a residential character. Large featureless doors should be avoided.
Glazed multi-panel doors may also be used to impart a residential
scale.
(5) At entrances of Parking Podiums and Freestanding Parking Structures:
vehicle entrances should be treated with architectural articulation and
landscape materials, to mark an important and frequently used common
entrance and make it easily recognizable. Architectural treatment of
garage entrance openings should include notching the mass of the
structure or podium at the entry, applying architectural framing to the
opening, trellising with or without plant materials, ornamental door
grillework, ornamental lighting and signage, etc., consistent with the
architectural style of the building.
2) Roofs
a) Roof Types
i) Standards
(1) Roofs shall match the principal building in terms of style, detailing and
materials. They shall contribute expressive and interesting forms that
complement and add to the overall character of Spokane Valley.
(2) Flat or shallow pitched roofs are permitted to be used and shall be
designed with one or more of the treatments stated in Guidelines,
below.
(3) Mansard roofs (i.e. a flat-topped roof that slopes steeply down on all
four sides, thus appearing to sheath the entire top story of the building)
shall only be acceptable as follows:
(a) The height of a building with a mansard roof shall be as defined in
Section 2.2.3. Building Height.
(b) The maximum slope shall be no steeper than three (3) feet of rise for
every two (2) feet of run (3:2).
(c) The minimum height of mansard roofs (from eave to roof peak)
shall be one typical building story height or thirty percent (30%)
of the building façade height as measured to the eave, whichever is
smaller.
(d) Mansard roofs shall fully enclose the perimeter of a building.
Where a break in the horizontal run of mansard roof occurs, an
architectural termination is recommended (e. g. the roof intersects
into a tower).
(e) Mansard roofs shall include a cornice at the eave line where the roof
overhang depth is less than two (2) feet, and an edge termination at
the peak.
ii) Guidelines
(1) All pitched and continuous sloping roof forms (i.e. without flat horizontal
portions) are encouraged. These include gable, hip, and pyramidal
roofs.
(2) Deeply sloping roof forms, such as gable, hip, and pyramid roofs, and
curved roofs, such as barrel vaults, should be limited to prominent or
special buildings, such as civic or performing arts facilities.
(3) Flat or shallow pitched roofs should be ornamented with shaped parapets,
caps, or cornice treatments, using one of the methods below:
(a) The primary cornice should be decorated or bracketed with
parapets, finials, or simple decorative panels or molding.
(b) An architecturally profiled cornice and/or expressed parapet cap
should be used to terminate the top of the parapet wall.
(c) Surface mounted cornices, continuous shading elements, or trellises
should be used to strengthen a parapet wall design.
(d) Sheet metal parapet caps or coping should provide a formed
(compound folded) overhanging edge termination and a heavy gage
sheet metal thickness selected to avoid “oil canning” distortion.
Single layer, flush sheet metal parapet caps should not be used.
(4) Smaller, subsidiary roofs may be used at storefronts; these should match
the principal building in terms of style, detailing and materials.
(5) Roof overhangs for both flat and sloping roofs are encouraged to add
depth, shadow and visual interest, and can be used to create a Streetwall
Top Element as defined in Section 2.5.2.1.b. They should be designed as
follows:
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(a) At roof overhangs, vertical roof edge fascia over eighteen (18)
inches in height are recommended to be subdivided or accented by
additional horizontal layers, step backs, trim, and other detailing.
(b) Brackets and corbels (i.e. decorative supporting pieces designed
to bear the weight of projected overhangs), or other expressed
roof overhang supports (whether structural or non-structural) are
encouraged to add richness to detailing. The spacing module of
repeating supports should relate to the building’s structural bay
spacing or window mullion spacing.
(c) The soffit (i.e. the underside surface of the roof overhang) should
be designed as a visible feature and incorporated into the overall
architectural composition. Soffit beams, coffers, light fixtures and
other design articulation are encouraged.
(6) At Freestanding Parking Structures, the “skyline” at the roof deck
should be designed and shaped to create an interesting visual profile, as
follows:
(a) At stair and/or elevator towers, special roof forms such as sloped or
curved roofs are encouraged.
(b) Along parapet edges, cornices, shading elements, and/or trellises
are encouraged to provide additional visual interest. The height of
parapet walls and/or guard railings may be varied in coordination
with the overall façade composition but should be tall enough to
conceal vehicles.
(c) Due to their highly visible location, light poles and fixtures at roof
parking decks should be specified or designed as decorative fixtures,
architecturally coordinated with the style of the building.
(7) Variations of the roof and/or eave line should be used to mark main
building entrances and also to differentiate between individual units
within attached residential buildings.
b) Roof Materials
i) Standards
(1) Wood shakes shall be fire resistant.
ii) Guidelines
(1) Roof materials should match or complement the existing context of the
project area.
(2) Roof materials that should be used include:
(a) Metal Seam Roofing: finishes should be anodized, fluorocoated or
painted. Copper, zinc, and other exposable metal roofs should be
natural or oxidized.
(b) Slate or slate-like materials such as concrete tile: for simulated
materials, exaggerated high-relief surface textures should not be
used.
(c) Sheet metal shingles, such as copper, zinc, and alloys.
(d) Tar and Gravel, Composition, or Elastomeric Roofs (at flat roof
locations): light, reflective colors are recommended to minimize
heat gain within the buildings. Roof surfaces utilizing these
materials should be screened from view from adjacent buildings
and sites by parapet walls.
(e) Asphalt shingles: projects using asphalt shingles should use the
highest quality commercial grade materials, and be provided with
adequate trim elements. Lightweight asphalt shingles should not be
used.
(f) Terra Cotta or Concrete Tile: red tile roofs may be used for
Mediterranean or Spanish Revival architectural styles. Such
projects are recommended to use authentic terra cotta barrel tiles
and avoid simulated products.
(3) Roof materials that should not be used include:
(a) Corrugated sheet metal, unless used as an accent roofing material.
(b) Stamped sheet metal used to simulate Mediterranean or Spanish
roof tiles.
(c) Wood shakes or shingles except for buildings in Community
Boulevard District Zone.
c) Roof Equipment and Screening
i) Standards
(1) All building mechanical equipment located on roofs shall be screened
from view.
(2) Roof mounted equipment such as cooling and heating equipment,
antennae, and receiving dishes shall be completely screened by
architectural enclosures that are derived from or strongly relate to the
building’s architectural expression, or enclosed within roof volumes.
(3) Screening of on-site mechanical equipment shall be integrated as part of
a project’s site and building design and shall incorporate architectural
styles, colors and other elements from the roof and façade composition
to carefully integrate screening features. Picket fencing, chain-link
fencing and exposed sheet metal boxes are not permitted.
(4) To reduce glare, light colored roofs (including “cool roofs”) shall be
completely screened from view as seen from adjacent streets, sites or
buildings by architectural enclosures that are derived from the building’s
architectural expression, such as parapet walls or other screening
treatment.
ii) Guidelines
(1) Roof-mounted equipment such as antennae and receiving dishes should
be located behind parapets, recessed into the slope of roof hips or gables,
or enclosed within roof volumes.
(a) Materials, architectural styles, colors and/or other elements from
the facade composition shall be used to integrate the screening into
the building’s architecture.
(b) In the design of screening enclosures, use dimensional increments
of window spacing, mullion spacing, or structural bay spacing
taken from the facade composition.
(2) Where possible, downspouts should be concealed within walls. The
location, spacing, materials, and colors of exposed downspouts,
gutters, scuppers, and other visible roof drainage components should be
incorporated into the architectural composition of the facade and roof;
haphazard placement should be avoided.
(3) Mechanical equipment, including utilities and trash enclosures, should
be incorporated into the architecture of the building and included as a
part of the building proper. Where equipment is not included as a part
of the building, architecturally related screening enclosures should be
used.
3) Color
i) Standards
There are no Color standards.
ii) Guidelines
Colors used in new construction and renovations in Spokane Valley
should complement the District zone in which they occur (see below).
Colors that reflect the City’s relationship with the surrounding landscape
should be considered, however, and care should be taken so that drab earth
tones are not used. Paint colors for any new building and modifications
of paint colors of any existing building shall be reviewed by the City for
compliance with the guidelines established below.
(1) By District Zones
(a) City Center: colors used in new construction and renovations
should build on the palette of colors of existing historic Spokane
Valley buildings. In general, these include medium-toned brick
colors (typically red brick, with occasional use of white or tan brick;
also, with light colored accents), natural stone cladding colors,
and occasional light-colored stucco or wood siding, according to
architectural style as well.
(2) General Guidelines
(a) Primary building colors, used at building walls, garden walls, and
other primary building elements, should be restrained in hue. Stark,
extreme colors should not be used as primary wall colors.
(b) Secondary color should complement the primary building color, and
may be a lighter shade than the body color, or use more saturated
hues. Secondary color can be used to give additional emphasis to
architectural features such as building bases or wainscots, columns,
cornices, capitals, and bands; or used as trim on doorframes,
storefront elements, windows and window frames, railing, shutters,
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(c) Accent colors may be more saturated in color, or brighter in tone,
and used to highlight special features such as doors, shutters, gates,
ornament, or storefront elements. Bright colors should be limited to
retail establishments, and used sparingly at fabric awnings, banners,
window frames, or special architectural details. A restrained use of
bright colors allows display windows and merchandise to catch the
eye and stand out in the visual field.
(d) Colors should be compatible with other buildings in the
surrounding area. Colors of adjacent buildings should be taken
into consideration, especially where new structures are adjacent to
historic buildings.
(e) Fluorescent colors should not be used on building materials.
(f) At attached residential units, primary and secondary building
colors may contain slight variations in color from unit to unit, to
further distinguish the individual identity of each residence.
4) Sustainability Guidelines
i) Shading devices such as building overhangs, latticework and trellises
should be incorporated into facades where appropriate, especially at
south-facing facades.
ii) Where possible, design shade structures, window orientation, and
opening sizes as part of a building’s Day lighting and Passive Solar
Heating program.
iii) Green Roofs and Rooftop Gardens are encouraged on flat sections of
a roof behind parapets, caps, or other cornice treatments in order to
facilitate insulation and storm-water management, as well as add usable
green space and visual interest to the building.
iv) Where possible, design the roof form and orientation as part of a
building’s Day lighting and Passive Solar Heating program.
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