Division 7. Design Standards and Guidelines
Chapter 17.119
WHARF ZONING DISTRICT DESIGN STANDARDS*
Sections:
17.119.050 Streetscape and public space standards.
17.119.060 Building envelope standards.
17.119.070 Architectural standards.
17.119.080 Private landscape and parking standards.
* Ordinance 2674 added this chapter as Chapter 17.121 BMC. It has been editorially renumbered to avoid duplication.
17.119.010 Purpose.
These standards are intended to be used as a tool in the implementation of the vision and direction established in the wharf district master plan. They are also intended to provide a clear, predictable and achievable standard for each development project that requires city approval. (Ord. 2674 § 8, 2007)
17.119.020 Applicability.
A. All development in the wharf district shall comply with the design standards contained in this chapter.
B. Until such time that additional standards are adopted under this chapter, development in the wharf district shall also conform to the Blaine design guidelines and sign ordinance supplement, adopted as part of Ordinance 2554 and incorporated, by reference, as a part of this chapter. Where the design guidelines are in conflict with this chapter or Chapter 17.23 BMC, the two chapters shall take precedence.
C. Design review in the wharf district shall be applied in the following manner:
1. Full compliance with these standards is required for new construction and for exterior remodels (or a series of phased remodels) whose value exceeds 25 percent of the value of the existing structure (as determined by the city of Blaine valuation methods).
2. Only that portion of a building subject to an exterior remodel must comply with the design guidelines when the exterior remodel has a value that does not exceed 25 percent of the value of the existing structure (as determined by the city of Blaine valuation methods). (Ord. 2674 § 8, 2007)
17.119.030 Design review.
A. The design review shall be conducted in a manner consistent with Chapter 17.120 BMC, Design Review.
B. Design Departures. A departure from the standards contained in this chapter may be granted contingent upon meeting the requirements contained in Chapter 17.120 BMC, Design Review. (Ord. 2879 § 1 (Exh. A § 5), 2016; Ord. 2674 § 8, 2007)
17.119.040 Review criteria.
In addition to the direction contained in the master plan, a development project must demonstrate that the design and site plan for the project proposal contributes to the following goals:
A. Instill a common community identity through the recognition of Blaine’s heritage as a fishing community.
B. Improve the appearance of the wharf district by ensuring high-quality and consistent construction and renovation.
C. Emphasize wharf district historic marine character in design and development.
D. Promote tourism and/or increase the economic vitality of businesses located in Blaine.
E. Create a compatible architectural identity and relationship between downtown Blaine and the wharf district. (Ord. 2674 § 8, 2007)
17.119.050 Streetscape and public space standards.
A. These standards guide the design and location of sidewalks, travel lanes, on-street parking, street trees, street furniture, signage, landscaping and related recreational amenities on public lands and rights-of-way.
B. Until such time that specific standards are adopted under this section, all development in the wharf district shall conform to the Blaine design guidelines and sign ordinance supplement and relevant code requirements. (Ord. 2674 § 8, 2007)
17.119.060 Building envelope standards.
A. These standards guide the location, configuration, features, and functions of buildings that impact public places.
B. Until such time that specific standards are adopted under this section, all development in the wharf district shall conform to the Blaine design guidelines and sign ordinance supplement and relevant code requirements. (Ord. 2674 § 8, 2007)
17.119.070 Architectural standards.
A. Prominent Facades.
1. Intent: Prominent facades include all building facades visible from waterways, arterials, and activity centers, and also facades which face the road(s) providing primary access to the building’s site. Prominent facades should not be sterile wall planes void of architectural interest. They should have interesting detail with added relief, shadow lines, and visual depth unless screened with landscaping.
2. Apply all design criteria to prominent facades. Prominent facades, whether the front, side or rear of the building, are subject to full design review and shall comply with all design criteria stated herein unless full on-site screening by vegetation can be achieved within three years.
B. Building Scale and Mass.
Intent: One of the most prominent characteristics of a building’s design is its scale and massing. The scale of a building determines its size in relation to surrounding buildings; the massing of a building gives it interest and character. Modern building trends emphasize large-scale designs with no thought toward massing. This imbalance between size and visual character has resulted in visually obtrusive buildings. Large retail boxes epitomize this trend and are considered incompatible with Blaine’s small town characteristics. Because buildings can be built with adjacent wall construction, footprints are less important than the configuration of a building. A large building can be built to appear as though it consists of several smaller buildings with diverse architectural styles. Every building project is a unique, creative and personal endeavor. It is not the intent of this section to diminish this creativity. The intent of this section is to provide enough guidance to ensure that new construction has a scale and proportion that respects the historically small-scale character of Blaine over the last 125 years.
1. Avoid long, low wall planes. Unless otherwise approved during design review, prominent facades shall have no wall plane wider than 1.5 times the height of the wall plane.
2. Provide substantial shifts in walls and roof surfaces. Wall and roof surfaces shall be broken down into smaller planes using substantial shifts in building footprints which result in substantial shifts in roof lines as follows:
a. Horizontal Shift. Unless otherwise approved during design review, no portion of a prominent facade may exceed 60 feet in length without a shift in the building footprint (and roofline).
b. Vertical Shift. Unless otherwise approved during design review, no single run of ridge, cornice, or fascia (excluding eave overhang) shall exceed 60 feet without a minimum four-foot transition in height.
c. Roof Treatment. Unless otherwise approved during design review, the proposed building shall provide visual terminus to tops of buildings. In order to avoid a truncated look at the top of the building, all structures shall have a visual cap. This may include either a pitched roof or a flat roof. Pitched roofs shall have the appearance of true hips and gables with a defined ridge where opposing roof planes meet.
C. In addition to and where they are not in conflict with the standards in this section, development in the wharf district shall conform to the Blaine design guidelines and sign ordinance supplement and related code requirements.
D. Design alternatives that depart from the requirements of this section may be approved by the city provided the design team determines that the scale and mass of the building are consistent with the intent and goal statements in this and related chapters and the master plan. (Ord. 2674 § 8, 2007)
17.119.080 Private landscape and parking standards.
A. These standards help guide private development outside of the building envelope.
B. Until such time that specific standards are adopted under this section, all development in the wharf district shall conform to the Blaine design guidelines and sign ordinance supplement and relevant code requirements. (Ord. 2674 § 8, 2007)
17.119.090 Appeals.
Appeals of a final decision shall be submitted pursuant to BMC 17.06.180, Appeals. (Ord. 2674 § 8, 2007; Ord. 2673 § 2, 2007)