Chapter 18.58
RETAIL DESIGN GUIDELINES AND STANDARDS

Sections:

18.58.010    Purpose.

18.58.015    EAGLE program adopted by reference.

18.58.020    Applicability.

18.58.030    Procedure.

18.58.040    Definitions.

18.58.050    Retail matrix.

18.58.060    Site design.

18.58.070    Building design.

18.58.010 Purpose.

The purposes of these guidelines and regulations are:

A.    To reduce the negative aesthetic, economic, traffic-related, and other impacts of retail structures and sites upon the community by breaking up the apparent mass and scale of building walls and parking areas.

B.    To ensure that retail development is compatible with its surroundings and reinforces Ferndale’s character, historical heritage and tradition, and unique sense of place.

C.    To encourage a mixture of uses and sizes of structures and promote an integrated, village-like approach toward site development, building design, and the landscape.

D.    To encourage the development of a safe and comfortable pedestrian-scale environment that achieves variety, visual interest, and creative design to foster community pride and protect property values and the interests of citizens. (Ord. 1477, 2008; Ord. 1400 § 2, 2006)

18.58.015 EAGLE program adopted by reference.

The EAGLE program and the 78 indicators referenced in the EAGLE Appendices are adopted by reference into this chapter as attached to the ordinance codified in this section. (Ord. 1478, 2008)

18.58.020 Applicability.

A.    This chapter shall apply to all retail construction within the City of Ferndale, including remodeling of existing retail structures which exceeds 10 percent of the assessed value of the structure.

B.    Compliance with EAGLE, an indicator-based development review program used to assist in determining how a project will achieve City-established retail development standards, shall be applied to retail projects over 20,000 square feet. (Ord. 1477, 2008; Ord. 1400 § 2, 2006)

18.58.030 Procedure.

A.    The standards and guidelines in this chapter are to be used first as a design aid by developers proposing large retail developments, and, second, as an evaluation tool for the City of Ferndale. These standards and guidelines apply to all new retail commercial projects, with additional requirements placed on those projects of 20,000 square feet or greater or which have characteristics that are typically associated with “large” retail development as identified in this chapter, and are processed according to the requirements of the City zoning code and building permit process.

B.    The “guidelines” are not intended to be construed as standards themselves, but are provided in order to guide planners, design consultants, developers and City staff about the design objectives. The “standards” in this chapter are mandatory. These standards and guidelines are to be used in conjunction with the development criteria of FMC Titles 15, 16, 17, 18, and all other adopted standards and regulations.

C.    In order for City staff to review developments as to their compliance with this chapter, it shall be a requirement of the applicant to provide the following information, above and beyond the requirements for a typical commercial site plan submittal, to the City as part of the development review application:

1.    Completion of the City of Ferndale’s development checklist (EAGLE), including any supporting exhibits which can be used to establish compliance and appropriate assignment of points. Please see the table which follows this section for specific EAGLE threshold requirements.

2.    Color elevations, illustrating and labeling all materials to be utilized.

3.    Materials sample board or exhibit.

4.    Photographs, computer simulations, and three-dimensional computer models or animations, if determined by staff to be necessary to ensure that the development complies with the guidelines and standards in this chapter.

5.    Additional technical studies may be required in order to document anticipated impacts and/or mitigation measures, as required by the Zoning Administrator. Developments exceeding certain size thresholds will be required to complete, or cause to be completed, an Environmental Impact Statement (EIS) and/or a Fiscal and Economic Impact Analysis (FEIA). Please see the table which follows this section for specific threshold requirements.

 

STANDARD EAGLE

BRONZE EAGLE

SILVER EAGLE

GOLD EAGLE

PLATINUM EAGLE

 

FEIA

FEIA

FEIA

 

EIS

 

Remodeling of Existing Retail Development over 20,000 SF (Square Feet)

 

X

 

 

 

 

Outlying Retail Stores within Developments over 20,000 SF

X

Retail 20,000 – 49,999 SF1

 

X

Retail 50,000 – 74,999 SF1

 

 

X

Retail 75,000 – 124,999 SF2

 

 

 

X

Retail over 125,000 SF

 

 

 

 

X

1    Retail between 20,000 and 74,999 square feet with anticipated weekday p.m. peak hour trips over 200 (based on current ITE standards) shall be required to submit an FEIA to the City.

2    Retail between 75,000 and 124,999 square feet with anticipated weekday p.m. peak hour trips less than 200 (based on current ITE standards) may request that the City waive requirements for FEIA and EIS.

D.    Where interpretation may be necessary for any of the standards in this chapter, the Zoning Administrator shall have the authority to make interpretations and authorize modifications or deviations from the strict requirements of this chapter, when found to be in compliance with the guideline(s) listed in the applicable section and the purpose of this chapter.

E.    Where the Zoning Administrator finds that deviations do not comply with the standards and have not been interpreted to meet the guidelines under the applicable section of this chapter, the Hearings Examiner is empowered to grant variances to the provisions in this chapter in accordance with the standard variance procedure found in FMC 18.12.180, provided the purpose of this chapter is upheld and the standard variance criteria can be met.

F.    All retail development with greater than 20,000 square feet of gross floor area must complete the City of Ferndale’s development checklist (EAGLE). Depending on the square footage of the development, a higher EAGLE certification will be required.

1.    Development greater than 75,000 square feet of gross floor area is prohibited unless a Gold Eagle certification is achieved.

2.    Development greater than 125,000 square feet of gross floor area is prohibited unless a Platinum Eagle certification is achieved. (Ord. 1477, 2008; Ord. 1400 § 2, 2006)

18.58.040 Definitions.

A.    “Assessed value” means the most recent assessed value for the structure, as provided by the Whatcom County Assessor. The Director may permit the inclusion of property assessment.

B.    “Arcade” means an area contiguous to a street or plaza that is open and unobstructed, and that is accessible to the public at all times. Arcades may include building columns, landscaping, statuary and fountains. Arcades do not include off-street loading/unloading areas, driveways or parking areas.

C.    “Articulate” means to give emphasis to or distinctly identify a particular element. An articulated facade would be the emphasis of elements on the face of a wall including a change in setback, materials, roof pitch or height.

D.    “Berm” means an earthen mound designed to provide visual interest on a site, screen undesirable views, reduce noise or provide a buffer from adjoining uses.

E.    “Buffer zone” means that intermediate or intervening space or area that serves to reduce or mitigate the interaction with adjacent properties or structures.

F.    “Buffer” means an area provided to reduce the conflict between two different land uses. Buffers are intended to mitigate undesired views, noise and glare – effectively providing greater privacy to neighboring land uses. Typical buffers consist of materials that serve this purpose and include, but are not limited to, plant materials, walls, fences and/or significant land area to separate the uses (see also “Screen”).

G.    “Building mass” means the building’s expanse or bulk and is typically used in reference to structures of considerable size.

H.    “Community space” means an area devoted to the public as an amenity. The space can include covered areas, drinking fountains, sitting benches, etc. It shall not include stored merchandise.

I.    “Development” means a structure or group of structures which utilize shared infrastructure and are either on the same parcel of land or share multiple pieces of land. For the purposes of calculating total square footage, development shall also include proposed potential structures within the physical boundaries shown on a master site plan. Construction of new structures within “phased” developments approved prior to the establishment of this code shall be exempt, unless more than five years have elapsed since the date of approval.

J.    “Dormer” means a window set vertically in a gable projecting from a sloping roof.

K.    “Facade” means the portion of any exterior elevation on the building extending from grade to the top of the parapet, wall or eaves and extending the entire length of the building.

L.    “Fiscal and Economic Impact Analysis (FEIA)” means a professional technical study provided to the City which examines anticipated fiscal and economic impacts on the City and the surrounding area of the site. The scope of said study shall be determined by the City, and may include, but will not be limited to, anticipated impact on City infrastructure including levels of service for police, fire, storm sewer, sewer, water, schools, parks and roads. The FEIA shall be made available to the public, but shall not have a comment period separate from those provided through SEPA and the Ferndale Municipal Code.

M.    “Floor” means the lower horizontal surface of an enclosed or roofed space.

N.    “Floor area” means the space of any story of a building as measured between exterior walls. This calculation shall include both covered and uncovered merchandise display areas.

O.    “Gable” means a triangular wall section at the end of a pitched roof, bounded by the two roof slopes.

P.    “Gross floor area” means the sum of all floor area within a building or structure.

Q.    “Hardscape” means manmade or constructed elements, permanently in place, that are part of the completed project.

R.    “Hip roof” means a roof without gables.

S.    “Internal walkway” means those pedestrian walkways entirely within the site, dedicated to the safety of pedestrians using the site.

T.    “Outparcel” means a parcel or site located on the outside perimeter of a shopping center, fronting a right-of-way and having cross-access with the main shopping center.

U.    “Parapet” means the portion of a wall that extends above the roofline.

V.    “Pedestrian walkway” means a surfaced walkway, separate from the traveled portion of a public or private right-of-way or parking lot/driving aisle.

W.    “Portico” means a porch or walkway with a roof supported by columns, often leading to the entrance to a building.

X.    “Public/private right-of-way” means any public or private road or access easement intended to provide public access to any lot/development, but excluding any service road or internal driving aisles (i.e., within parking lots).

Y.    “Retail establishment” means any new single or multi-building/tenant development whose principal activity is the sale of new or used merchandise in an enclosed building, including entertainment, dining, related service industries, and associated warehousing or storage, and is processed according to the requirements of this title or the building permit process. Mixed-use developments such as those which include professional offices or residential units shall comply with this chapter if more than one quarter of p.m. peak hour trips generated by the development are retail in nature, as determined by the current ITE Trip Generation Manual.

Z.    Screen. The sole purpose of a “screen” is to block views. A screen should be constructed of opaque materials, the height of which will be effective in obstructing unwanted views (See also “Buffer”).

AA.    “Setback” means a prescribed distance or an area between one element and another (i.e., a building and the road right-of-way).

BB.    “Transparent/transparencies” means a see-through panel; generally refers to glass. It can be windows, showcases, skylights and doors.

CC.    “Walkways” serve as pedestrian connectivity and interconnectivity to and through a development. Sidewalks are implied to be made of impervious materials. Pathways are implied to be made of pervious materials.

DD.    “Zoning Administrator” means the City of Ferndale Planning and Building Director or authorized designee. (Ord. 1477, 2008; Ord. 1400 § 2, 2006)

18.58.050 Retail matrix.

The following matrix has been designed as a tool to identify which requirements of this chapter apply to specific developments. The matrix is intended as a reference only, and will not take the place of specific requirements contained in the remainder of the chapter, the Ferndale Municipal Code, or other applicable regulations.

x/x shall mean that requirements apply to developments with single tenants and multiple tenants. x/ shall apply only to single tenant developments. /x shall apply only to developments with multiple tenants.

 

Small Retail: Facades Over 100 Feet

Outlying Retail

Remodel of Existing

20,000 - 49,999 SF

50,000 - 74,999 SF

75,000 - 124,999 SF

Over 125,000 SF

 

Site Design

(FMC 18.58.060)

 

Deviations from Strict Guidelines

x/x

 

x/x

 

 

 

 

Landscaping

x/x

x/x

x/x

x/x

x/x

x/x

x/x

Signs

 

x/x

x/x

x/x

x/x

x/x

x/x

Entrances

 

x/x

x/x

x/x

x/x

x/x

x/x

Building Setbacks and Buffers (R)

x/x

x/x

x/x

x/x

x/x

x/x

x/x

Parking Lot Design and Access

 

x/x

x/x

x/x

x/x

x/x

x/x

Smaller Retail Stores

 

x/x

x/x

x/x

x/x

x/x

x/x

Lighting and Glare (R)

 

x/x

x/x

x/x

x/x

x/x

x/x

Pedestrian Circulation

 

x/x

x/x

x/x

x/x

x/x

x/x

Outdoor Storage, Trash Collection and Loading Areas (R)

x/x

x/x

x/x

x/x

x/x

x/x

x/x

Central Features and Community Spaces

 

x/x

x/x

x/x

x/x

x/x

x/x

Transportation Consistency Requirements

x/x

x/x

x/x

x/x

x/x

x/x

x/x

Vacant or Abandoned Properties

 

x/x

x/x

x/x

x/x

x/x

x/x

Adaptive Reuse Plan or Demolition Bond

 

 

x/ (if over 50,000 sf)

 

x/

x/

x/

Building Design

(FMC 18.58.070)

 

 

 

 

 

 

 

Deviations from Strict Guidelines Permitted

x/x

x/x

 

 

 

 

 

Facades and Exterior Walls (R)

x/x

x/x

x/x

x/x

x/x

x/x

x/x

Entryways

 

x/x

x/x

x/x

x/x

x/x

x/x

Smaller Retail Stores

/x

x/x