Chapter 16.32
DESIGN STANDARDS FOR THE URBAN CENTER AND HIGH DENSITY RESIDENTIAL ZONES
Sections:
Article I. Urban Center Design Standards
16.32.030 Design review process.
16.32.040 General design standards.
16.32.050 Design standards for lots fronting on Main Street.
Article II. High Density Residential Design Regulations
16.32.080 Design review process.
16.32.090 General design regulations for HDR zone.
16.32.100 Design standards for duplexes, townhouses, and multifamily dwelling development.
Article I. Urban Center Design Standards
16.32.010 Purpose and intent.
The purpose and intent of this article is to:
A. Influence the design of buildings and sites in order to foster a vibrant downtown area that is a center for economic, social, and cultural activities.
B. Preserve and encourage a traditional main street aesthetic, with turn-of-the-century architecture that reflects Sultan’s historic small-town feel.
C. Create safe and enjoyable streetscapes for pedestrians.
D. Attract those traveling along State Route 2 into downtown Sultan. (Ord. 1354-21 § 2 (Att. A))
16.32.020 Applicability.
A. These design standards shall apply to all development applications, except single-family residential, within the urban center (UC) zone.
B. Subject applications for remodeling or expansion of existing developments shall meet only those provisions of this chapter that are determined by the director to be reasonably related and applicable to the area of expansion or remodeling. For all building expansions commenced within a three-year period that increase the building’s footprint by more than 100 percent, such expansions shall conform to all design standards of this chapter. (Ord. 1354-21 § 2 (Att. A))
16.32.030 Design review process.
A. Review of permit applications for conformance with the development design standards shall be conducted by the planning director or their designee. Appeals shall be pursuant to SMC 16.80.090.
B. Required Findings for Approval.
1. In order to approve a project as consistent with the development design standards, the planning director must make the following findings:
a. The proposal complies with the applicable design requirements and standards of this chapter. Specifically, findings shall be made for each applicable requirement and standard as to how the project complies.
b. If the proposal is for minor exterior modifications only, that the proposal demonstrates that the proposed improvements are more consistent with the design requirements and standards of this chapter.
C. Deviations From the Standards of This Chapter.
1. The planning director may grant deviations from the standards in this chapter only:
a. If an alternative is provided that, in their opinion, meets the purpose and intent of this chapter.
D. Appeals of any decisions shall be pursuant to SMC 16.80.090. (Ord. 1354-21 § 2 (Att. A))
16.32.040 General design standards.
A. Relationship to Adjacent Properties.
1. Proposed development shall coordinate with surrounding site planning and development efforts on adjacent properties.
2. In some areas, the existing context is not well defined, or may be undesirable. In such cases, the new development will be recognized as a model with the opportunity to establish a pattern of identity from which future development can take its cues. Relevant zoning code requirements, especially design standards outlined in this chapter, and comprehensive plan policies shall be considered as indicators of the desired direction for the area and the project.
B. Screening of Service, Loading, Outdoor Storage and Mechanical Areas.
1. Landscaping or other forms of screening shall be provided around outdoor service, storage, loading and mechanical areas to provide screening from adjacent properties, streets, and pedestrian areas.
2. Integrate outdoor storage areas and loading facilities into the site design to minimize their size, reduce visual impact, and where applicable allow for pedestrian and vehicular movement between sites.
3. The total area allowed for outdoor storage and/or merchandise display shall be less than five percent of the total gross floor area of the use. This standard shall not apply to temporary uses such as material storage during construction, street vendors, city-approved community fairs and events, and periodic outdoor uses, such as farmers markets.
4. Dumpsters, refuse and recycling containers shall not be visible from the sidewalk and adjacent properties. They shall be screened by minimum six-foot-high enclosures designed to screen refuse containers, including lids, and refuse stacked in containers. Chain link fencing with slats may be used for gates but not for the enclosure.
5. Locate and screen mechanical equipment at ground level and attached to structures to reduce visual impacts from streets and adjoining properties.
6. Locate and screen roof-mounted mechanical equipment so that the equipment is not visible when viewed from ground level of adjacent properties. Screen or match the color of roof-mounted equipment with the exposed color of the roof to minimize visual impacts when roof-mounted equipment is visible from nearby buildings and higher elevations.
7. Locate and screen utility meters, electrical conduit, and other service and utilities apparatus so as not to be visible from adjoining and nearby streets. (Ord. 1354-21 § 2 (Att. A))
16.32.050 Design standards for lots fronting on Main Street.
A. Building Character.
1. The general form of structures is to be simple, three-dimensional forms characteristic of twentieth century main streets that promote a pedestrian-friendly environment and orient themselves toward the street.
Figure 1: Bozeman, MT
B. Materials.
1. Traditional main street character refers to a collection of structures designed and built in the early twentieth century when structures were composed of simple forms expressed through commonly available materials such as brick, masonry, cast stone and timber.
a. Building exteriors shall be constructed from high quality and durable materials. Preferred exterior building materials include masonry, cast stone, and tile. Other materials shall be subject to approval by the city.
b. If concrete or concrete blocks (concrete masonry units or “cinder blocks”) are used for walls that are visible from a street then the concrete or concrete block construction must be treated in one or more of the following ways:
i. Use of textured surfaces such as split face or grooved.
ii. Use of other masonry types such as brick, glass block, or tile in conjunction with the concrete or concrete blocks.
iii. Use of decorative coursing to break up blank wall areas.
2. The following materials are prohibited in visible locations unless granted by the city when considering the material’s integration into the overall design:
a. Panel siding, nonarchitecturally treated concrete block, or nonarchitecturally treated tilt-up concrete panels, corrugated metal siding, or standard single or double tee concrete systems. Metal siding may be used as an accent material, but not as a primary material.
3. All sides of the building must be compliant with the design standards, not just those facing streets.
4. Corner Lots. Buildings on corner lots face special circumstances. All sides with street frontages shall be treated with the same quality of materials and similar architectural detailing as the front and shall be visually appealing like the front. Examples to create appealing street-facing facades include adding a feature that makes an architectural statement, such as bay windows, and areas of decorative brick, wraparound porches or other attractive features, etc.
Figure 2: Sultan City Hall and Library
C. Building Exteriors.
1. Exterior finish colors are to adhere to the following:
a. Express the integral color of building materials (e.g., brick, cast stone), be neutral shades of natural colors found in nature in the northwest, may include limited use of approved compatible accent colors. The color of neighboring buildings that comply with this section should be considered when selecting colors for repainting or remodeling of existing structures and for new structures.
2. New developments shall incorporate at least two of the following:
a. Decorative rooflines: Ornamental molding, entablature, frieze or other roofline device visible from the ground level. If the roofline decoration is in the form of a linear molding or board, then the molding or board must be at least eight feet wide.
b. Decorative treatment of windows and doors: Decorative molding or framing details around all ground floor windows and doors, decorative glazing, or door designs located on facades facing streets.
c. Decorative building materials, including masonry, shingle, brick or stone or other materials with decorative or textural qualities as approved by the city.
3. The total square footage of windows along a facade facing a street shall be a minimum of 15 percent of the square footage of the facade.
a. The height-to-width ratio of single openings and group openings is to be proportionately scaled to the wall.
b. Door and window details and trim suitably scaled to the wall.
D. Building Modulation.
1. Architectural scale of development should be compatible with desired existing adjacent development or commercial areas within 200 feet.
2. Buildings shall incorporate horizontal modulation as follows:
a. The maximum width (as measured horizontally along the building exterior) without building modulation shall be 60 feet.
b. The minimum depth of modulation shall be the greater of six feet. The minimum width of modulation shall be 15 feet.
c. Roof decks or balconies may be used as all or part of the building modulation.
3. Buildings shall incorporate vertical modulation to clearly define the building’s top, middle and bottom as follows:
a. Top: Sloped roofs, strong eave lines, cornice treatments, horizontal trellises or sunshades, etc.
b. Middle: Windows, balconies, material changes, railings and similar treatments that unify the building design.
c. Bottom: Pedestrian-oriented storefronts, pedestrian-scale building details, awnings, and arcades.
4. Projections into the public right-of-way may occur, subject to city approval.
5. The city may allow other methods that provide architecturally scaled elements not specifically listed in this section. The proposed methods must satisfy the intent of the design standards.
E. Building Entries.
1. Building entries must have direct access to the public sidewalk. If this is not possible, then entries may be on the side of buildings but must be visible from the street and connected by a pedestrian pathway.
2. A covered entry or canopy that provides an area to wait near the front door out of the weather shall be included.
3. All new buildings located within 10 feet of a property line, at the intersection of streets, are required to employ the following design elements or treatments to the building corner facing the intersection:
a. Provide at least 100 square feet of pedestrian-oriented space.
b. Provide a corner entrance to the building.
c. Pedestrian weather protection canopy at the corner of the building.
F. Setbacks.
1. Setbacks for the urban center zone as outlined in SMC 16.12.050(E), Table of Dimension and Density Requirements, shall apply except as outlined below.
2. For all nonresidential uses and multifamily development, the following shall apply:
a. All structures shall abut or be located as near as feasible to the sidewalk(s) falling within adjacent public rights-of-way. Where a structure is recessed from the public sidewalk, a private extension of the sidewalk shall be installed so as to widen the sidewalk up to the building front.
b. Where possible, buildings built in the urban center per this section shall be adjoining or appearing so, to create a continuous facade along a street.
Figure 3: Continuous facade, Franklin, TN
c. In no case shall any structure be located within any existing or planned future right-of-way.
G. Parking.
1. Where possible, on-site parking shall be located in the rear and not adjacent to the street.
2. Where it is not possible to locate parking in the rear of the building, parking shall be screened. See Chapter 16.58 SMC and subsection (H) of this section for off-street parking screening requirements.
a. Parking lots with 20 or fewer spaces shall have all off-street parking areas separated at least five feet from buildings in order to provide a sidewalk between the building and parking area.
b. Parking lots with more than 20 spaces shall have all off-street parking areas separated at least 10 feet from buildings in order to make room for a sidewalk, landscaping, and other planting between the building and the parking area.
i. For mixed-use developments, in no instance shall on-site street-level parking areas be allowed within 25 feet of a public right-of-way unless they are substantially shielded from public view.
3. Parking structures as seen from the street should be minimized by placing their short dimension along the street edge.
a. Parking structures shall be architecturally consistent with exterior architectural elements of the primary structure, including roof lines, facade design, articulation, modulation and finish materials.
b. Parking structures and vehicle entrances should be designed to minimize views into the garage interior from surrounding streets. Methods to help minimize such views shall include, but are not limited to, landscaping, planters and decorative grilles and screens.
H. Landscaping.
1. Landscape standards outlined in Chapter 16.58 SMC shall apply. Where standards conflict, the stricter shall apply.
2. Setback areas that are not used for vehicular and pedestrian access shall be landscaped.
3. Street trees shall be planted in accordance with the Snohomish County Engineering Design and Development Standards, as adopted in Chapter 11.12 SMC.
4. Screening. Landscaping shall be designed and maintained to screen parking areas from public streets. Screening materials may include a combination of plant materials, earth berms, fences/walls, raised planters, or other screening devices at a minimum height of two feet.
5. Interior off-street parking areas shall have a minimum of five percent of the gross parking lot area landscaped. The planning director may approve a reduction for small infill parking lots where compliance with this standard is not feasible without significantly reducing the number of parking spaces.
a. Landscaping shall be dispersed throughout the parking area and include interior landscape planters and perimeter landscaping.
6. Tree Requirements for Off-Street Parking Areas.
a. Trees shall be planted and maintained throughout the parking area at a minimum ratio of one tree per eight parking spaces.
b. Trees in landscape planters less than 10 feet in width or located closer than five feet from a permanent structure shall be planted with root barriers or root barrier panels to prevent damage to adjacent structures or pavement.
c. Along any interior or rear property line abutting residential lots, trees shall be planted at least every 10 feet in individual planters. (Ord. 1354-21 § 2 (Att. A))
Article II. High Density Residential Design Regulations
16.32.060 Purpose and intent.
The purpose and intent of this article are to:
A. Support new multifamily residential developments and infill housing through a commitment to good design and respect for the scale of existing neighborhoods.
B. Improve the living environment and design characteristics of the high density residential zone.
C. Preserve and enhance the special qualities of existing neighborhoods and create attractive, safe and viable new neighborhoods.
D. Encourage creativity in site planning and architecture. (Ord. 1354-21 § 2 (Att. A))
16.32.070 Applicability.
A. These design standards apply to the design of buildings and sites within the high density residential (HDR) zone.
B. Subject applications for remodeling or expansion of existing developments shall meet only those provisions of this chapter that are determined by the director to be reasonably related and applicable to the area of expansion or remodeling. For all building expansions commenced within a three-year period that increase the building’s footprint by more than 100 percent, such expansions shall conform to all design standards of this chapter. (Ord. 1354-21 § 2 (Att. A))
16.32.080 Design review process.
A. Review of permit applications for conformance with the development design standards shall be conducted by the planning director or their designee.
B. Required Findings for Approval.
1. In order to approve a project as consistent with the development design standards, the planning director must make the following findings:
a. The proposal complies with the applicable design requirements and standards of this chapter. Specifically, findings shall be made for each applicable requirement and standard as to how the project complies.
b. If the proposal is for minor exterior modifications only, that the proposal demonstrates that the proposed improvements are more consistent with the design requirements and standards of this chapter.
C. Deviations From the Standards of This Chapter.
1. The planning director may grant deviations from the standards in this chapter only if an alternative is provided that, in their opinion, meets the purpose and intent of this chapter.
D. Applications for deviations shall be submitted to the planning director, who shall then forward them to the planning board at their next available meeting. The applicant will be notified of the planning board’s decision within 10 days of such decision.
E. Appeals of any decisions shall be pursuant to SMC 16.80.090. (Ord. 1354-21 § 2 (Att. A))
16.32.090 General design regulations for HDR zone.
A. Accessory Structures.
1. The design of accessory buildings that require a building permit shall be architecturally compatible with the main building through the use of walls/roofs/trellises, fence/wall connections and/or landscaping.
B. Walls and Fences.
1. Walls intended to screen shall be of plaster or smooth stucco finish or other approved masonry. They shall be designed in a style, materials and color to complement the buildings to which they are attached. Other materials may include wrought iron, tile insets or grillwork.
2. Both sides of all perimeter walls or fences shall be architecturally treated.
C. Equipment Screening.
1. Any equipment, whether on the roof, side of building or ground, must be screened. The method of screening must be architecturally compatible with the building in terms of materials, color, shape and size. The screening design shall blend with the building design. Where several individual pieces of equipment are provided a continuous screen is required.
a. Automotive vehicles, trailers, or vehicles of any kind or type, requiring licenses, but without current plates or inoperable, shall not be parked in the HDR zone unless parked within a completely enclosed building. (Ord. 1354-21 § 2 (Att. A))
16.32.100 Design standards for duplexes, townhouses, and multifamily dwelling development.
A. Landscaping.
1. Landscape standards outlined in Chapter 16.58 SMC shall apply. Where standards conflict, the stricter shall apply.
2. All projects shall meet a minimum landscape coverage of 30 percent for lot area.
a. Exceptions. The minimum landscape coverage requirements may be reduced by the planning director if a finding is made that it is impractical or infeasible to meet the minimum standards and the proposed landscaping is in compliance with the purpose of this chapter.
3. Paving shall be limited to a maximum of 50 percent of the front or street side setback areas in order to limit the amount of hardscape paving in these areas.
a. Exceptions. The planning director may allow an increase for irregularly shaped or small lots that lack sufficient area for adequate driveway and pedestrian access.
4. Front and street-side side setback areas, excluding approved driveway entrances, maneuvering areas, and public sidewalks, shall be landscaped with plant materials or a combination of plant materials and permeable surfaces and shall be permanently maintained in a neat and orderly manner.
a. In front setback nonliving materials may be used as ground cover including but not limited to: wood chips, bark, decorative rock, and stone.
5. All interior open space areas shall be landscaped with live landscaping.
B. Building Modulation.
1. All buildings shall provide a variation in the facade through use of building modulation and floor area offsets from the main construction.
2. All buildings shall be designed to provide massing configurations with a variety of different wall planes. Facades shall be composed of increments of 25 feet or less. Increments shall be created through projecting or recessing wall surfaces, changes in roofline and/or placement of piers and pilasters. Bay windows, cantilevers, and other similar protrusions can account for such offsets.
3. Along any frontage, the building shall include a decorative parapet and/or a pitched roof with a visible eave from the sidewalk.
4. Buildings on corner sites shall be designed with two facades of equal architectural expression.
C. Roofs.
1. Roofs shall have dormers, gables, or similar variations in roof planes in order to break up the roof mass.
2. Predominant roof materials shall be material such as, but not limited to: wood shake shingles, clay or concrete tiles, or composition wood and asphalt shingles. Flat or corrugated metal or flat built-up roofs are prohibited. Standing seam baked enamel steel roofing materials are allowed.
D. Porches.
1. Either a recessed entry or porch shall be incorporated into the design, whichever is most predominant among the existing dwellings along the street on which the dwelling is proposed.
2. A front porch or covered entry shall be a minimum of six feet deep in order to accommodate outdoor seating. (Ord. 1354-21 § 2 (Att. A))