Chapter 18.34 DESIGN STANDARDS AND GUIDELINES

Chapter 18.34
DESIGN STANDARDS AND GUIDELINES

Sections:

18.34.005 Preamble.

18.34.010 Authority, purpose, and organization.

18.34.020 Users and implementation.

18.34.030 Applicability, exemptions, relation to other codes, and effect.

18.34.040 Procedural and submittal requirements.

18.34.050 Commercial, mixed-use and industrial design standards and guidelines.

18.34.060 Historic nonresidential buildings.

18.34.070 Residential architectural style and related matters.

18.34.080 Residential building mass and scale.

18.34.090 Residential building materials and color.

18.34.100 Historic residential buildings.

18.34.110 Residential lot bulk and dimensional variation.

18.34.120 Residential related residential uses.

18.34.130 Residential related residential uses – Photos and figures.

18.34.005 Preamble.

As the North Bend Vision Plan noted in late 1992...

“...North Bend is at a critical stage in its development, with an opportunity to redefine its destiny. The city has some of the key ingredients needed to redevelop into a vital rural center: a beautiful setting, an emerging economic base, and concerned citizens...”

Significant development occurred over the period 1992 to 1996 which further shaped North Bend. However, since mid-1996, most development has been halted due to a development moratorium. Thus, today, as North Bend nears the end of a 12-year moratorium, it remains at a critical stage; a crossroads in its path forward, with choices before it that will determine what kind of place it will ultimately become.

The crossroads represents a unique opportunity. North Bend still retains the spectacular physical setting, rural character, and open-lands which make it unique, yet it is directly in the path of booming development in the Puget Sound region. Ten years ago, North Bend was a hinterland to Seattle; today, it is prime for east-side growth. Although North Bend will always be endowed with the presence of Mt. Si, Rattlesnake Mountain, and local assets, unprecedented growth and demand will permanently shape the look, feel, and character of the valley floor. Multiple options are available for North Bend, with divergent consequences. One option is a suburb with gated subdivisions, monotype neighborhoods, ubiquitous commercial buildings, and a sole focus on automobile travel. Another option is a vibrant small city with dynamic and connected neighborhoods, greenbelts/pedestrian options, and architecturally appealing commercial centers that capitalize on North Bend’s unique locale. Both of these trends can be seen in North Bend. Establishing the latter community, which is that envisioned by the comprehensive plan, vision plan, Resolution 639, and other policy documents, will not occur by accident, but from a concerted effort on the part of North Bend officials and citizens.

In some circles, the question has been one of “growth” vs. “no-growth,” which only muddles and polarizes the issue. Regional growth pressure and the area economy dictate that growth will occur, thus city officials and citizens should focus on the quality of growth. This is an excellent opportunity for North Bend to shine – to retain its special traits while reaping the benefits of new growth and a robust economy. Such effort will require a shared vision, and cooperation of officials, citizens, landowners, and developers.

The design standards are a fundamental tool to focus on the quality of growth – to establish the physical, and in turn, shape the consequent environmental, cultural, social, and economic place – the community – that North Bend can become. Communities throughout the Puget Sound region, and throughout the nation, have recognized that zoning, subdivision, and critical area regulations alone, nor cumulatively, do not achieve many of the qualitative growth and quality-of-life aspects that citizens so desire. In recent years, communities have turned to design standards as having a unique and critical role in shaping physical growth and development patterns. Unlike other codes, the design standards are comprehensive in their topic coverage, including principles that address context design, site design, building design, landscape design, sign design, and circulation design. It is this unique combination of physical and qualitative development standards and principles that can successfully shape the future of North Bend. (Ord. 1323 § 1 (part), 2008: Ord. 1100 § 1 (part), 2000).

18.34.010 Authority, purpose, and organization.

A. Authority. These design standards and guidelines are established under the authority of the Washington State Constitution, Article XI, Section 11; Chapters 35.63, 35A.63 and 36.70A RCW. These state laws grant police powers to the city of North Bend to promote and protect the public health, safety, and welfare through a variety of land use planning and regulatory mechanisms, including design standards and guidelines.

B. Purpose. The overall purpose of the design standards is to ensure that development in the city of North Bend reflects the type, quality, and character desired by the community, as expressed in the city’s comprehensive plan, including the vision plan, Resolution 639, and these standards. Development includes residential (single-family and multifamily); nonresidential (commercial, industrial, public-institutional) and all accessory or supporting uses (e.g., transportation systems; park and open space systems; utilities).

Users of this document are encouraged to review the comprehensive plan and related documents. Under the overall purpose, the design standards have additional and specific purposes to:

1. Highlight the important natural and cultural (including manmade) context, including rural-setting and small-city character of North Bend and its environs, and enhance appreciation of, and development complementary to, said context;

2. Steward the natural and cultural resource heritage, including historic, visual and aesthetic qualities, that the city of North Bend and the Upper Snoqualmie Valley are richly endowed with;

3. Provide guidance to urban design decisions that will promote development of high environmental, visual, and aesthetic quality throughout the city, and avoid noncompatible, discordant, unsightly, and poor quality design;

4. Ensure that design matters are considered comprehensively, and not in isolation, on applicable development projects;

5. Supplement and/or complement other North Bend land use regulations, including but not limited to NBMC Title 18, Zoning; Chapters 14.05 through 14.12 NBMC; NBMC Title 17, Land Segregation; and NBMC Title 15, Buildings and Construction, with design-oriented standards;

6. Encourage innovative and exemplary urban design and neotraditional design and development appropriate to the North Bend context;

7. Foster proactive, positive, and cooperative relationships between city staff, city officials, the private sector, and interested citizens;

8. Use urban design as an important mechanism to achieve worthy environmental, economic, and social opportunities present in the community;

9. Make North Bend a more pedestrian-friendly, bicycle-friendly, and transit-friendly community with associated benefits while recognizing the role of the automobile for transportation needs;

10. Stimulate desirable economic development through quality design and construction;

11. Establish specific criteria and examples for all affected and interested parties for evaluating the compatibility, and promoting certainty in review, of new development in the city;

12. Ensure that new development is made compatible with existing neighborhoods and areas, as appropriate to the aim of good urban design throughout the city;

13. Facilitate the understanding of design terminology and key aspects of design by all affected and interested parties; and

14. Foster civic pride and community spirit by reason of the city’s favorable natural and cultural environment and thus promote and protect the public health, safety, and welfare.

C. Organization. Following this introductory section, design standards and guidelines are broken down into commercial/mixed-use/industrial and residential standards and guidelines.

For the sake of brevity, the term “standards” or “guidelines” may be utilized throughout this document to refer to design standards and design guidelines. The effect of standards and guidelines is explained in NBMC 18.34.030(D).

Cross-references are made between text sections and other North Bend codes where there is a directly related reference. Users must be aware that the standards are intended to work collectively to achieve overall purposes. In general, new residential and nonresidential development will need to be attentive to all applicable standards, as prescribed, depending on the specific type of development project. (Ord. 1323 § 1 (part), 2008: Ord. 1100 § 1 (part), 2000).

18.34.020 Users and implementation.

A. Users. The standards will be used by the following parties:

1. Property Owners/Developers. The standards acquaint property owners and developers with concerns that the community has identified in planning and policy documents about the built and natural environment. The need to examine site and neighborhood context, as well as the tools for development to complement such contexts, are identified.

2. Building Designers. The standards will assist architects, landscape architects, and other designers of buildings and sites to know what is expected of their products and what could make their designs consistent with North Bend’s design goals.

3. Project Neighbors and City Residents. Project neighbors, and city residents at large, will benefit. Citizens will have some predictability regarding new development, including its fit to a site, to the neighborhood context, and to the community character.

4. City Staff and City Officials. In reviewing new development projects, city staff, city architects and city officials will rely on the standards to help define design conditions that will be required for project approval.

B. Implementation. The standards will be implemented through public-sector, private-sector, and public sector-private sector initiatives.

1. Public Sector Development. Public works projects and capital improvements such as streets, public buildings, infrastructure improvements, and public open space which are developed and built by the city with tax dollars can provide the catalyst for improved design quality and tie diverse areas of the city together. One example is the streetscape improvements in downtown along North Bend Way.

2. Private Sector Development. Developers will use the design standards to shape their projects to be consistent with the vision of the city reflected in the comprehensive plan, including the vision plan and Resolution 639, as well as these standards. Residential, commercial and industrial development will be built through private initiatives, but to the standards of the city.

3. Public-Private Partnerships. Development of projects which may have public and private financing or share mutual elements will also implement the desired design quality. An example could be streets, built and paid for by the private sector, within a private residential or commercial development that are deeded back to the city for maintenance but developed to design standards. These streets provide access to development sites but also benefit the larger community by improved auto, pedestrian and bicycle access to other areas of the city. Another example is the use of impact fees – payments by the private sector to fund open space which is maintained by the city. (Ord. 1323 § 1 (part), 2008: Ord. 1100 § 1 (part), 2000).

18.34.030 Applicability, exemptions, relation to other codes, and effect.

A. Applicability. As necessary, compliance with design standards is checked at both the conceptual land use approval stage and the building permit stage. The design standards apply to:

1. All new residential and nonresidential construction and exterior tenant improvements (TIs) that engage a building permit under the International Building Code (IBC), except as noted under subsection B of this section, Exemptions. Residential construction includes single-family and multifamily buildings and structures; nonresidential construction includes commercial, industrial, public, institutional, and utility buildings, structures, and facilities, including accessory structures and uses to such buildings.

2. Exterior-only nonresidential building or structure tenant improvements that engage a building permit, where such improvements equal or exceed 20 percent of the King County assessed valuation of a building or structure.

3. Exterior-only multifamily residential building or structure tenant improvements that engage a building permit, where such improvements equal or exceed 20 percent of the assessed valuation of a building or structure.

4. In addition to building permits, design standards apply to site plan approvals that precede issuance of building- or construction-related permits. For example, the standards apply to parking and landscaping reviews, subdivisions, short subdivisions, binding site plans, development agreements, planned neighborhood districts, conditional use permits and variances. The degree of application depends on the specific land use action.

5. Clearing/grading permits. Where a clearing/grading permit is required, the clearing and grading plan shall be reviewed for compliance with applicable design standards.

6. Where any single development project element engages the design standards, the standards apply to all project improvements proposed. The purpose of this provision is to ensure that development improvements properly complement and coordinate with one another.

B. Exemptions.

1. All development that does not require a building permit under the International Building Code (IBC).

2. Developments listed as exempt from other construction permits (e.g., exempt from clearing and grading permit).

3. Construction or renovation of one single-family dwelling (except accessory dwelling units) on a lot legally platted at the time of adoption of these standards or construction of homes on lots created by a short plat, of up to four homes, provided the creation of the short plat shall be subject to all other applicable design standards. However, contiguous short plats under the same ownership, totaling five or more lots, are not exempt from these standards.

4. Interior-only tenant improvements.

5. Exterior tenant improvements that do not meet threshold guidelines noted in subsections (A)(2) and (A)(3) of this section.

6. Exterior tenant improvements that are “in-kind” maintenance and/or repair only.

7. In cases where these standards conflict with a concomitant or development agreement (existing at the time of adoption of these standards), the principles set forth in the concomitant or development agreement supersede these standards.

8. Other development that is indicated as exempt or nonapplicable within the text of the standards. Specifically, the following projects are exempt from the referenced section:

a. NBMC 18.34.070(B)(1) (residential styles): Manufactured home design is regulated under Table 18.10.050(1.12).

b. NBMC 18.34.070(B)(2) (residential housing variation): Single MF buildings are exempt from this particular section.

Applicants are encouraged to consult with city staff at the preapplication meeting or earlier to determine applicability and exemptions.

C. Relation to Other Codes. The design standards supplement and/or complement the city’s zoning code (this title), critical areas regulations (Chapters 14.05 through 14.12 NBMC), International Building Code (NBMC Title 15), and other land use regulations. It is important to recognize that zoning and other land use regulations address a range of physical development matters, in that sense, “design.” For example, the zoning code prescribes bulk and dimensional standards for building types within zoning districts (NBMC 18.10.040); likewise, critical areas regulations (Chapters 14.05 through 14.12 NBMC) address required buffers from streams and wetlands. The design standards complement and supplement these latter regulations to address design standards in this chapter.

Where design standards conflict with other land use regulations, or where uncertainty exists regarding the interpretation of the standards, respective provisions of NBMC 18.04.020, Conflicting regulations, and NBMC 18.04.030, Interpretation, shall apply.

Residential and nonresidential developments often use covenants, conditions, and restrictions (i.e., CC&Rs). CC&Rs typically address any number of design-related matters, for example, building colors, roof materials, sign guidelines, or otherwise. CC&Rs for development projects shall not be inconsistent with the design standards. As part of city review, the CC&Rs for development projects shall be reviewed by the city for consistency with the design standards. Project-related permits shall not be issued where CC&Rs would be inconsistent with design standards.

D. Effect. The design standards and design guidelines carry the full effect of the police power to regulate the public health, safety, and welfare per enabling authority outlined in NBMC 18.34.010.

Design standards are obligatory and utilize the terms “shall,” “must,” “required” and like synonyms, as well as antonyms such as “prohibited” or “not allowed.” City staff and/or affected decisionmakers have authority to deny development projects where design standards are not followed.

Applicants are encouraged to follow design guidelines which utilize the terms “should,” “preferred,” “recommended” and like synonyms, as well as antonyms “discouraged,” “not preferred” and the like. City staff and/or affected decisionmakers shall not have authority to deny development projects where design guidelines are not summarily or cumulatively followed in a development project. (Ord. 1323 § 1 (part), 2008: Ord. 1256 § 1 (part), 2006: Ord. 1100 § 1 (part), 2000).

18.34.040 Procedural and submittal requirements.

A. Procedures. NBMC Title 20, Administration of Development Regulations, establishes uniform procedures and timelines for development project review. To begin the development review process, a mandatory preapplication meeting with city staff is required under NBMC 20.02.001. At that meeting, applicants are informed of procedural and substantive application requirements, including requirements related to design standards, as applicable. The preapplication meeting is meant to begin the process, but not to review a development proposal. Therefore, all applications requiring design review are strongly encouraged to undertake site plan review with city staff as appropriate to a development proposal. Site plan review is an opportunity for applicants to work proactively with city staff pursuant to the design standards and other codes before significant dollar and/or other project investments have been made. There is no charge for one preapplication meeting and follow-up letter; site plan meetings and review are chargeable under Chapter 20.09 NBMC or as identified in the approved taxes, rates and fee schedule.

Although reviewed in a consolidated and coordinated manner, each element of a development project requiring specific permit(s) and/or approval(s) undergoes independent review for substantive compliance with said permit or approval. Compliance with applicable design standards is evaluated under the guise of the major permit or approval being sought. For example, to construct a commercial building, site plan approval and subsequent building permit is required. Applicable design standards are evaluated against the site plan. If approved, design-related conditions are part of the approval. Said design conditions are then tied to subsequent construction permits.

Regarding larger single-family subdivisions, design requirements related to the subdivision are reviewed with the plat; design requirements relating to variation in building elevations, and the requirement for porches are reviewed at the building permit stage.

The city reserves the right to utilize design consultants (e.g., architects, landscape architects, critical areas consultants, etc.) to review project submittals. Charges to retain said consultants are billed to project applicants under provisions of Chapter 20.09 NBMC.

The city of North Bend has two types of permit approvals: Type I approvals are administrative and typically made by the director of community and economic development; Type II approvals are quasi-judicial and are typically made by the city council or hearing examiner. On occasion, the planning commission provides advisory recommendations on Type I and Type II approvals (see NBMC 20.01.004). For a “simple” Type I project (e.g., installation of a sign), a proposal is evaluated by staff and an administrative decision to approve, conditionally approve, or deny is made by the director. For a more complex Type II project (e.g., a commercial site with multiple buildings known as a master site plan), a proposal is evaluated by staff, and a staff recommendation is passed on to the approving body. A quasi-judicial decision to approve, conditionally approve, or deny is then made by the approval body, typically the city council.

In the case of Type I approvals, design approval is exclusively an administrative decision. In the case of Type II approvals, overall project recommendations, including recommendations related to design review, are passed on to the quasi-judicial body by staff and design approval becomes a quasi-judicial decision. Substantive compliance with design standards for administrative and quasi-judicial decisions is evaluated in a comprehensive staff report required by NBMC 20.05.001. Staff reports, even if brief (i.e., staff memorandums), are required for all permit approval types listed in NBMC 20.01.004.

B. Appeal Procedures. Chapter 20.06 NBMC details appeal procedures for permits and approvals issued by North Bend. Appeals of a city administrative decision to conditionally approve or deny a project based on design standards are directed to the hearing examiner; these are “open record” appeals. The examiner’s decision shall be final and conclusive unless a written appeal is filed according to the city’s appeal procedures as set forth in Chapter 20.06 NBMC, as now in effect or as may subsequently be amended. Appeals of the hearing examiner based on design standards for Type II projects go directly to court appeal.

C. Submittal Requirements. The North Bend Municipal Code identifies a set of complete application requirements for different development project types. Complete applications address written and graphic information that is required pursuant to project review in relation to the design standards. Development project types that engage the design standards include:

1. Site plans (unless exempt as identified in NBMC 18.34.030(B));

2. Subdivisions (including plats and short plats);

3. Building permit application (some development projects do not engage any of the items in subsections (C)(1) and (C)(2) of this section, and design standards are reviewed as part of a building permit application);

4. Other construction-related permits (as an example, clearing and grading plans are reviewed against applicable design standards before a clearing/grading permit is issued).

All development project submittals are responsible to include written, graphic, and material samples (as necessary) information that enables city staff to evaluate compliance with design standards.

As previously indicated, compliance with design standards may be checked at the land use approval stage and the building permit stage. (Ord. 1323 § 1 (part), 2008: Ord. 1256 § 1 (part), 2006: Ord. 1172 § 26, 2002; Ord. 1100 § 1 (part), 2000).

18.34.050 Commercial, mixed-use and industrial design standards and guidelines.

All commercial, mixed-use and industrial development shall comply with the city of North Bend Commercial/Mixed-Use/Industrial Design Standards and Guidelines dated October 2008, which are hereby adopted by reference, and any properly adopted amendments thereto. A copy of the current version of such guidelines shall be on file with the city of North Bend community and economic development department and with the city clerk. The City of North Bend Commercial/Mixed-Use/Industrial Design Standards and Guidelines shall be considered a part of this chapter as if fully set forth herein. (Ord. 1340 § 1, 2008: Ord. 1323 § 1 (part), 2008: Ord. 1100 § 1 (part), 2000).

18.34.060 Historic nonresidential buildings.

A. Intent. To recognize historic buildings as significant community assets and promote the preservation, rehabilitation and/or restoration of the original architectural form, composition, scale, elements, and details of historic nonresidential buildings.

B. Design Standards.

1. The rehabilitation of historic buildings is encouraged. Prior alterations to historic buildings that are compatible with the historic architectural character may be preserved or restored. Rehabilitation and restoration projects should preserve the distinctive architectural character and material qualities of the building.

2. Staff and/or resources of the Snoqualmie Valley Historical Museum and the King County Cultural Resources Division (including the King County Landmarks Commission and Historic Resource Survey: Downtown North Bend Washington, September 1998), as well as other sources and experts, are resources that should be consulted for technical and financial assistance related to historic resources and development adjacent or near to historic buildings or districts.

3. Additions to historic buildings shall be limited, and located as inconspicuously as possible (e.g., to the rear of buildings). Where made, additions shall be compatible with the original architectural style and features of the building.

4. Infill development proximate to historic buildings shall be compatible with the scale, architectural qualities, and traditional uses of these resources (see also subsection (B)(2) of this section).

5. The Secretary of the Interior’s Standards for the Treatment of Historic Properties (1995) shall be additionally utilized for guiding the preservation, rehabilitation and restoration of historic buildings. A copy of the S.O.I. standards is available from the department of community services. (Ord. 1323 § 1 (part), 2008: Ord. 1165 § 7, 2002; Ord. 1100 § 1 (part), 2000).

18.34.070 Residential architectural style and related matters.

Note: Residential design standards include differing applicability criteria. Users must review the following sections, and/or consult with staff, to determine project applicability.

A. Intent.

1. To encourage residential building designs that represent authentic, vernacular architectural styles yet offer appropriate variation (within a style and between styles) including variation in elevations, appearance, footprint, features, size, and cost, within neighborhoods and throughout the community.

2. To create compact, pedestrian-oriented and appealing neighborhoods.

B. Design Standards.

1. General (single-family (SF)) applies to all SF developments over four lots, platted after adoption of the standards except manufactured homes, which design is regulated under NBMC 18.10.050, Table 18.10.050(1.12)).

a. Architectural styles indigenous and/or appropriate to the Pacific Northwest are encouraged. A principal indigenous style is the “craftsman” known for its use of natural materials and craftsman-quality features. “Bungalows” are a common craftsman type. There are several other architectural styles that, with vernacular application, are appropriate to the North Bend context. These include, for example, farmhouse; cottage; stick-style; English colonial; Queen Anne; Tudor; American vernacular revival styles; and contemporary styles. A sampling of some SF designs is included in NBMC 18.34.130. Additional suggested SF and MF home elevation samples are from the department of community services. The intention in providing the sampling is not to suggest that builders replicate suggested elevations, but to indicate some possibilities for variation in style, in contrast to the monotype home styles and/or elevations typical of current-day subdivisions.

b. Multifamily (applies to all new MF construction). MF dwellings shall emulate architectural styles and/or features that are preferred in SF dwellings. Townhouse-style design for MF dwellings is strongly encouraged outside the downtown commercial zone, as this style offers a number of advantages over other MF building configurations.

2. Variation (applies to all SF subdivisions over four lots; MF projects with more than two buildings).

a. Single-family dwellings and MF buildings shall vary, and in so doing provide a range of compatible styles, elevations, designs, home sizes, home prices, and neighborhood diversity, specifically:

i. A repetitive architectural style and/or elevations for a group of SF homes shall be avoided;

ii. Consistent architectural styles should be utilized where MF buildings are grouped on one site; however, building elevations, features, and details shall vary;

iii. Differing footprints, size, elevations, color, surface materials, entryway treatments, window design, roof configuration, and other features shall be utilized to achieve SF and MF building variety;

iv. SF homes using identical elevation plan and detail shall be separated by at least two SF homes with different elevations. Identical elevations may not be across the street from one another;

v. MF buildings of identical elevation may not be located adjacent or across the street from one another, nor be over-utilized in a larger MF project;

vi. Builders are encouraged to produce model homes that offer variation as indicated by the previous standards.

3. Porches (applies to SF subdivisions over four lots and all MF buildings):

a. A minimum of 70 percent of principal dwellings in SF subdivisions of over four lots shall have their front entrance articulated with a covered entry porch, covered stoop, or other similar feature integrated with the design of a home (stoops may not constitute more than 20 percent of the 70 percent requirement). Porches and stoops shall constitute usable areas, with suggested minimum dimensions of six-foot depth and 12-foot width (porch) and six-foot by six-foot (stoop). Porches may wrap around front corners to the side of buildings, and should vary in size and type. In addition to the 70 percent porch/stoop requirement for SF homes on subdivisions over four lots, all other SF dwellings are encouraged to have a front porch or stoop as appropriate to their architectural design.

b. MF Dwellings/Buildings. All MF units with individual street-oriented entries are required to provide a covered front entry porch or stoop. Porches and stoops shall constitute a usable area, with suggested minimum dimensions of five-foot depth by eight-foot width (porch) and five-foot by five-foot (stoop). Recessed porches are acceptable. A MF building with a common entry shall have a larger porch or other defined entry stoop appropriate to the size of the building.

4. MF Yard Space/MF Balconies. A portion of individual MF rear yard space should be improved, for example, with a patio or deck. Where townhouse-style designs are not utilized and individual exterior yard space is not available, upper floor balconies of usable area (e.g., five-foot width by eight-foot depth) shall be provided for respective units. Balconies should generally be at rear-building elevations, and located to afford maximum privacy.

5. First-Floor Elevations (applies to all new SF (over four lots) and MF construction). First floor (living floor space) levels shall be elevated above ground level at the front of SF and MF residential buildings to ensure that private residential living spaces is duly separated from public street space. This standard has other benefits in flood-prone areas, where specific requirements apply (see Chapter 14.12 NBMC for specific elevation requirements in flood-prone areas).

6. Garages and Carports (applies to all new SF (over four lots) and MF construction).

a. As indicated in circulation design standards, alley access is typically expected for residential dwellings. Where alley access is utilized, garages and carports shall be located at the rear (i.e., rear yard) of SF and MF dwellings. Rear yard garages and carports may be either attached or detached, provided considerations are made for usable rear yard space.

b. Where adjacent to the side of a SF home or MF building, garages and carports shall be set back a minimum of five feet from the main front building facade of such home/building. Side yard parking, including garages/carports or surface parking areas, are limited to not more than 35 percent of lot width for MF buildings. Garages and carports for SF and MF buildings shall be compatible with design of the main building.

c. Open surface parking areas at the rear of MF buildings shall include landscape screens to buffer parking areas from the rear of MF units.

d. Where garages are not provided for MF units, MF residence design should include an enclosed storage room proximate in location to rear entries. Such areas should be usable in area (e.g., minimum of eight feet square).

7. Roof Type (applies to all new SF (over four lots) and MF construction).

a. Gable roofs are encouraged, and roof pitch should be a minimum of 6:12 (six units rise to 12 units run). Multiple gables (including stepped or opposing gables), hipped roofs, and use of dormers, sheds, and other variations are encouraged as appropriate to architectural style.

b. Shallow-pitch gable roofs, mansard, flat, A-frame, and other irregular roof forms are discouraged unless integral to a genuine architectural style.

8. Window Types (applies to all new SF (over four lots) and MF construction).

a. Window types and window placement (i.e., fenestration) should be seen as an opportunity to provide interest and individuality amongst SF and MF building facades, especially street-facing facades and those in public view. A range of window types (e.g., vertical double-hung, casement, slider, bay) are possible. Consistent style should be utilized and, if varied, window types shall complement one another. Where utilized, aluminum frames shall be color treated. Window panes, typically in upper sashes, can be separated with muntins to break up glass areas and provide design interest. Smaller “barn” style windows, “eyelash”-type windows, gable-end windows, side-light windows, or otherwise should be utilized to enhance architectural elevations. All street-facing or street-visible windows should be trimmed, typically with painted wood, a minimum of two inches in width.

b. Shutters are recommended only when authentic to the SF home style, and are discouraged for MF buildings. Where utilized, shutters should be sized as if they were operable. (Ord. 1323 § 1 (part), 2008: Ord. 1100 § 1 (part), 2000).

18.34.080 Residential building mass and scale.

A. Intent. To ensure that residential building mass and scale is appropriate to North Bend’s small city context and is human in scale.

B. Design Standards (applies to all new SF (over four lots) and MF residences).

1. Articulation and/or modulation of primary facades and facades in public view shall be used to break up building mass and scale for SF buildings and for MF buildings. Unmodulated primary and publicly viewable facades should not extend more than approximately 30 feet. Modulation should be sufficient to break up wall planes. Roofline articulation should also be utilized, and can be accomplished with multigabled roofs, stepped roofs, or otherwise and is often done in conjunction with facade articulation.

2. Facade and roofline articulation should be complemented with other architectural features as appropriate to architectural style, including variation in building materials; variation in fenestration; variation in building color; and elements like porches, chimneys, and finer details (e.g., attic vents).

3. Building location on a lot, including subtle variations in front yard and side yard setbacks, should be utilized to reduce building mass and bulk for SF and MF dwellings, especially on larger development projects (see also NBMC 18.34.110). For example, front yard setbacks might vary by five feet (see also NBMC 18.34.110(B)(1)).

4. MF Size Limitations. In the LDR district, MF dwellings are restricted to two units in size (i.e., a duplex) on local access streets. MF buildings up to four units are permitted if located along collector or arterial streets and in corner locations (duplex buildings are encouraged to locate on corner lots as appropriate). Where permitted in other districts (e.g., HDR, DC, NB), individual MF buildings shall not exceed six units in size. (Ord. 1323 § 1 (part), 2008: Ord. 1165 § 8, 2002; Ord. 1164 § 5, 2002; Ord. 1100 § 1 (part), 2000).

18.34.090 Residential building materials and color.

A. Intent.

1. To utilize natural building materials that are consistent with authentic architectural styles.

2. To encourage appropriate use of color to highlight and emphasize residential homes and features, and to discourage color monotony, especially in larger SF and MF projects.

B. Design Standards (applies to new SF (over four lots) and MF construction only).

1. Siding Materials.

a. Narrower (e.g., six-inch exposure) machined (beveled or otherwise) wood or composition clapboard siding is preferred for SF and MF residences. Wood or composition clapboards may be complemented with cedar shakes, shingles, board and batten, and architectural grade brick or stone accents as appropriate. A combination of siding materials and embellishments (e.g., a trimcourse) can provide textural variety and visual interest to facades.

b. Higher-grade vinyl siding is acceptable. T-111 and like materials may be utilized in limited accent fashion, not in widespread application.

2. Roof Materials (Applies to All New SF (Over Four Lots) and MF Construction). Where asphalt shingles are used, they shall be of an architectural grade for better durability, as well as greater texture and shadow lines. Cedar-shake roofs and synthetic roof products resembling natural material are acceptable. Metal roofs are acceptable if authentic to the home style (e.g., narrow-cottage). Tile roofs are acceptable.

3. Building Colors (Applies to New SF Construction (Over Four Lots) and MF Projects of Two-Plus Buildings).

a. A varied yet complementary range of exterior residential building colors is required for new SF and MF buildings. Use of a primary color with one or two accent colors is encouraged to highlight home features. A palette of suggested base and complementary or contrast colors is available from the department of community services. Continual or repeated use of beige or gray tone colors on new dwellings is not acceptable.

b. The intention in providing the sampling is not to suggest that builders replicate the suggested colors, but to indicate some possibilities for variation in color, in contrast to the monochromatic home colors typical of current-day subdivisions.

c. New residential buildings shall not be left in a primed-only condition, unless weather would limit the ability to paint at finish of construction. (Ord. 1323 § 1 (part), 2008: Ord. 1165 § 9, 2002; Ord. 1164 § 6, 2002; Ord. 1100 § 1 (part), 2000).

18.34.100 Historic residential buildings.

A. Intent. To recognize historic buildings as significant community assets and to promote the preservation, rehabilitation and/or restoration of the original architectural form, composition, scale, elements, and details of historic residential buildings.

B. Design Standards.

2. Staff and/or resources of the Snoqualmie Valley Historical Museum and the King County Cultural Resources Office, as well as other sources and experts, are resources that should be consulted for technical and financial assistance related to historic resources and development adjacent or near to historic buildings or districts.

3. Additions to historic buildings should be limited, and located as inconspicuously as possible (e.g., to the rear of buildings). Where made, additions shall be compatible with the original architectural style and features of the building.

4. Infill development proximate to historic buildings should be compatible with the scale, architectural qualities, and traditional uses of these resources.

18.34.110 Residential lot bulk and dimensional variation.

A. Intent.

1. To provide design interest and prevent monotony of SF subdivision design and MF building layout.

2. To promote housing size and housing style options within neighborhoods.

B. Design Standards (Applies to SF Subdivisions Over Four Lots).

1. Front Yard Setback. At least 60 percent of front yard setbacks on the same side of a street within a block shall be at the same distance, forming a build-to line. At least 20 percent of the setbacks shall vary from the build-to line by a suggested difference of five feet. Where facades are modulated, front yard setbacks shall be the distance to the facade area of widest cumulative horizontal measurement.

2. Lot Width. No more than three adjacent residential lots shall have the same width. Variation shall should be not less than five feet.

3. Lot Size. SF lot sizes shall vary between the minimum and maximum ranges prescribed for the LDR zoning district. Specifically, not more than three adjacent lots shall be of the same size (“same size” is defined as within 500 square feet in area relative to each other).

4. MF Dwellings (Only). MF buildings that are part of a complex of three or more buildings should use variable lot sizes, and variable front yard setbacks, and side yard setbacks, as appropriate, for design interest. (Ord. 1323 § 1 (part), 2008: Ord. 1100 § 1 (part), 2000).

18.34.120 Residential related residential uses.

A. Intent. To provide design guidelines affecting related residential uses.

B. Design Standards.

1. Related Residential Uses (Applies to New Construction and/or New Use of Buildings).

a. Where permitted, bed and breakfast establishments, boarding houses, childcare/day care facilities, home occupations, or other business uses occurring in a SF or MF dwelling shall maintain the appearance of a SF or MF residence. Permitted signage for related residential uses is addressed in Chapter 18.20 NBMC.

b. Parking beyond that required for the principal tenants of the above-mentioned uses shall be located strictly in side yard or rear yard areas and screened by a fence or other sight-obscuring vegetation; provided, that on-street parking may partially satisfy space requirements.

2. Accessory Dwelling Units (ADU) (Applies to All SF Dwellings).

a. If an ADU extends beyond the footprint of the principal SF dwelling, it must be consistent with the architectural style, materials, and color(s) of the principal residence.

b. If a separate, outside entry is needed for an attached ADU, it shall be located to the rear or side of the principal SF dwelling.

c. Detached ADUs shall not be higher than the principal SF structure.

3. Accessory Structures and Uses (Applies to All Installations at SF and MF Buildings). In SF and MF buildings, individual or common mechanical or other equipment and accessory structures shall be located and visually screened and operated so as not to have adverse visual impacts or create noise disturbances. (Ord. 1323 § 1 (part), 2008: Ord. 1256 § 1 (part), 2006: Ord. 1164 § 7, 2002; Ord. 1100 § 1 (part), 2000).

18.34.130 Residential related residential uses – Photos and figures.

A. Architectural Style and Related.

1. Single-Family. Residential architectural styles indigenous to the Pacific Northwest are encouraged, as depicted by the following figures and photos. A principal indigenous style is the “craftsman” – dating from about 1900 into the 1930s. Craftsman-style homes include traditional bungalows, but also modern variations of craftsman tradition. Cottages are another indigenous style and may take on various forms. Photos and figures below depict suggested SF home-styles. Note that garages are all in rear yards or side yard locations; also common features including pitched roofs, porches, natural materials and window types that contribute to design vocabulary, but with variation in home elevations, styles and size.



Figure 18.34.130.A: Traditional bungalow with principal features depicted.		Photo 18.34.130.1: Traditional bungalow.
Figure 18.34.130.B: Contemporary craftsman-style home. Note expansive porch, street orientation, customized door, sidelights, and dormer.		Photo 18.34.130.2: Contemporary craftsman-style home at Snoqualmie Ridge.


Figure 18.34.130.C: Traditional “farmhouse” cottage with principal features shown.		Photo 18.34.130.3: Contemporary “farmhouse“ cottage.
Figure 18.34.130.D: Gable-ended cottage with Victorian accents.
		Photo 18.34.130.4: Gable-ended cottage demonstrates that narrow lots work well to provide variety in home size and housing affordability.

2. Multifamily. Townhouse-style homes offer a number of benefits, and are strongly encouraged for multifamily buildings, in contrast to flats or otherwise. As with SF homes, styles indigenous to the Pacific Northwest are encouraged.


	Figure 18.34.130.E: Townhouse on the left is much preferred in comparison to other MF housing styles (e.g., barrack-style flats to right).
Photo 18.34.130.5: Townhouse style multifamily residences. Each unit has ground floor entry with porch and rear yard space.

Photos 18.34.130.6 and 18.34.130.7: Individual street entries, gabled stoops, rear yard spaces, articulated facades, articulated roofs, architectural variation, and accent landscaping within a single project make for these exemplary multifamily townhomes.

In addition to, or as part of, architectural style, single-family and multifamily homes shall incorporate certain features and/or characteristics, including porches or stoops, rear yard garages or carports (side yard garages permitted for SF if set back from building facade), upper floor balconies for MF units (where private yard space is not included), steeper-pitched roofs (unless otherwise appropriate to a home style), appropriate window types, and, importantly, variation in elevations and sizes in larger development projects. Many of these features are depicted in the preceding SF and MF photographs and figures; some additional graphics are included below.



Figure 18.34.130.F: Porches or stoops. All SF and MF buildings are encouraged to have porches or stoops as appropriate to their architecture. In larger subdivisions, this becomes a requirement.	Photos 18.34.130.8 and 18.34.130.9: Porches or stoops shall constitute usable areas – minimum recommended dimensions are 6' by 12' and 5' by 8' respectively for single-family and multifamily porches, and 6' by 6' and 5' by 5' respectively for single-family and multifamily stoops.
		Photo 18.34.130.11: Rear yard, alley access garages.



Photo 18.34.130.10: Unacceptable. Garages shall not be the most prominent home element. Garages are encouraged to be located in rear yards (see Photo 18.34.130.11). When in side yards, garages shall be set back at least 5' from the main building facade (Figure 18.34.130.G).
		Figure 18.34.130.G.


Photo 18.34.130.12: Preferred fenestration (house on left vs. right). Window trim enhances facade appearance.		Photo 18.34.130.13: “Customized” windows such as this “barn-style” on the upper gable of a bungalow add design interest.

B. Building Mass and Scale. Previous figures and photographs of residences, in conjunction with main text, depict design techniques that can reduce the mass and scale of residential buildings. For example, all the single-family and multifamily homes in photos and figures in subsection A of this section utilize articulated facades (including porches), articulated rooflines (i.e., multiple roof planes), variation in materials, fenestration (placement and type of windows), variable lot sizes, variable house sizes, use of color, rear yard garage location, and otherwise to reduce building mass and scale.

C. Building Materials and Color. Previous figures and photographs, in conjunction with main text, depict design standards related to building materials, and to color. For example, all the single-family and multifamily homes in photos and figures in subsection A of this section utilize natural wood clapboard composition and/or cedar shake siding, generally architectural grade shingles, and wood frame windows with trim. Color variation and use of accent colors to highlight architectural features is also apparent. A small sampling of colors, including primary and accent colors, is included below as an example of the need to incorporate varied yet complementary colors on single-family and multifamily dwellings; conversely, to avoid overuse of light-grey and beige colors repeatedly in subdivisions. Suggested color charts are available for review at the department of community services.


	Photo 18.34.130.14: Sample primary colors are indicated by larger rectangles and accent colors are indicated by the smaller rectangles.

D. Bulk and Dimensional Variation. Front yard setbacks, lot widths, and lot sizes shall be varied in SF and MF projects for design interest (see Figures 18.34.130.H, 18.34.130.I and 18.34.130.J). Variation in these standards will also induce possibilities for a variety of housing sizes and types.


Figure 18.34.130.H: Variation in lot setbacks creates design interests.		Figure 18.34.130.I: Variation in lot widths creates design interests.


Figure 18.34.130.J: Variation in lot sizes is easily accomplished in a grid or modified grid street system.