Chapter 17.112
ARCHITECTURAL DESIGN STANDARDS*
Sections:
17.112.010 Intent and purpose.
17.112.020 Building design standards applicable in the SR 12.4, SR 9.6, SR 7.0, SR 5.0, TN and MR zoning districts.
17.112.030 Building design standards applicable in the MB-I and MB-II zoning districts.
17.112.040 Building design standards applicable in the NB, GC, and GI zoning districts.
17.112.045 Building design standards applicable in the LI zoning district.
17.112.050 Building design standards for mixed use buildings.
17.112.060 Relationship of buildings to the site (applies to all zoning districts, except as noted).
17.112.070 Landscaping and site treatment (applies to all zoning districts).
17.112.080 Relationship of buildings to adjoining areas (applies to all zoning districts).
17.112.090 Lighting (applies to all zoning districts).
Appendix Examples.
*Code reviser’s note: Ord. 950 originally added sections 17.110.380 through 17.110.460, but they have been renumbered and placed in this chapter.
17.112.010 Intent and purpose.
The purpose of these standards is to provide appropriate criteria for the evaluation of external design features of new development and renovations to existing buildings. The criteria are not intended to restrict imagination, innovation, or variety, but rather to assist in focusing on design principles that can result in creative solutions which will develop a positive visual appearance for the city; preserve and enhance property values; and promote the public health, safety, and welfare. (Ord. 950, 1996).
17.112.020 Building design standards applicable in the SR 12.4, SR 9.6, SR 7.0, SR 5.0, TN and MR zoning districts.
(1) Architectural style is not to be restricted; however, styles representative of the building styles that have been used throughout the history of Stanwood are strongly encouraged. The evaluation of the exterior appearance and design of any new development or renovation to an existing building shall be based on its relationship to the surrounding environment.
(2) Building Corners. All new multifamily and attached residential buildings or permitted nonresidential buildings located on properties at the intersection of two public streets shall employ one or more of the design elements or treatments to the building corner facing the intersection.
(a) Corner Setback. At least 100 square feet of sidewalk area or pedestrian-oriented open space (in addition to the otherwise required building setback) shall be provided to achieve a 12.5-foot-wide sidewalk (see illustrations contained within these standards). Upper stories may or may not be set back from the corner.
(b) Corner Entrance to Courtyard, Building Lobby, Atrium, or Pedestrian Walkway. New buildings may satisfy the building corner requirements by providing a direct walkway or entry from the building corner to:
(i) A store or an interior building atrium or lobby;
(ii) An exterior courtyard or pedestrian-oriented open space; or
(iii) A pedestrian walkway at least 10 feet wide that connects to other buildings, streets, parking areas, or public features. (See illustrations contained within these standards.)
(3) Building materials used on facades shall be durable and in design harmony with any adjoining or adjacent structures.
(a) Metal siding, metal screening, plastic, plywood, sheet wood products, or fiberglass shall not be used to cover over existing facades. Wood shall not be used to cover over existing brick or cast stone masonry.
(b) If metal siding is used to cover more than 25 percent of a new building’s facade, such siding must have a matted finish in a neutral or earth-tone shade or color such as buff, gray, beige, tan, cream, white, or “dulled” color such as barn red, blue-gray, or burgundy. If metal siding is to be used to cover more than 25 percent of the building facade, the building design must include:
(i) Visible window and door trim painted or finished in a complementary color; and
(ii) Corner edge trim that covers exposed edges of the sheet metal panels.
(c) If concrete blocks are used for walls that are visible from a public street, the construction must be treated in one or more of the following manners:
(i) Use textured blocks with surfaces such as “split face” or “grooved”; or
(ii) Use other masonry types such as brick, glass block, or tile in conjunction with concrete blocks.
(d) The following building materials on all single and multifamily residential and permitted nonresidential buildings are prohibited where they would be visible from a public street:
(i) Corrugated fiberglass;
(ii) Corrugated metal;
(iii) Mica plaster;
(iv) Asbestos shingles;
(v) Nonanodized aluminum frames;
(vi) Galvanized and/or unpainted metal roofing;
(vii) Sheet panel siding.
(4) All projections and mechanical details such as louvers, exposed flashing, flues, vents, gutters, and downspouts, but excluding wood stove vents or pipes, are to be recognized as architectural features and are to be treated to match the color of the adjacent material or a complementary color approved by the planning director.
(a) Gutters and downspouts must be concealed unless they are designed as continuous architectural features. Exposed gutters used as architectural features shall be colored to match the roof trim or facade (unless copper is used). Exposed downspouts must either match the color or be complementary to the color of the facade to which they are attached (unless copper is used).
(b) All flashing and sheet metal shall be colored to match the surface to which they are attached.
(c) All vents, stacks, pipes (except for wood stove pipes and vents) and satellite dishes shall be colored to match the roof or exterior wall from which they project and are to be grouped so as to minimize the effect of roof penetrations.
(d) Skylights are to be designed as integral parts of the roof to which they have been installed. Skylight glazing must be clear, solar bronze, or gray. White or reflective glazing is prohibited. Skylight framing material must be bronze anodized or colored to match the roof to which the skylight has been installed.
(e) Solar heating panels shall be an integral part of the design of the roof.
(5) On all multifamily development and attached dwellings, mechanical equipment or other utility hardware to be placed on the roof, ground, or building facades shall be located so as not to be visible from any public ways or adjacent residential areas. Where such limitation is not possible to accomplish because of topography or other unique natural features, the facilities shall be screened from public view with material that is harmonious with the building.
(6) Solid waste disposal and storage areas (in multifamily residential developments and attached dwellings), construction equipment, and building material supply and storage yards, and exterior work areas shall be screened from view from public streets with materials that are harmonious with adjacent buildings. This requirement shall also apply to all existing multifamily developments within three years of the adoption of these provisions.
(7) Fences and freestanding walls six feet or less in height may be allowed in any required side yard or rear yard, or one four feet or less in a required front yard. No fencing will be allowed to obstruct the sight distance for traffic on any roadway; all fencing that runs along any such roadway must be four feet or less in height at the intersection of all roadways and extending back for a distance of at least 40 feet.
(8) Single-Family Homes in New Subdivisions.
(a) All single-family homes in new subdivisions or short subdivisions greater than two lots shall provide a variety of homes. No four adjacent homes along a single street front shall be designed or treated alike. Adjacent homes shall be treated differently in at least three of the following:
(i) Floor plan (mirror floor plans are not acceptable);
(ii) Roof lines as viewed from the street (not including pitch);
(iii) Entry design;
(iv) Predominant color;
(v) Materials (able to be differentiated at street front); and
(vi) Window shapes and sizes (street-facing only).
(b) Subdivisions and short subdivisions greater than two lots shall have a minimum number of floor plans according to the following chart (reverse floor plans are not acceptable):
|
Number of Lots |
Minimum Number |
|
3 – 4 |
3 |
|
5 – 8 |
4 |
|
9 – 12 |
5 |
|
13 – 16 |
6 |
|
17 – 20 |
7 |
|
21+ |
8 |
(Ord. 1251 § 8, 2009; Ord. 1110 § 3, 2002; Ord. 950, 1996).
17.112.030 Building design standards applicable in the MB-I and MB-II zoning districts.
(1) Architectural style is not be restricted; however, styles representative of the building styles that have been used throughout the history of Stanwood are strongly encouraged. Additionally, architectural styles representative of commercial buildings that existed in western Washington communities from 1890 through the 1920s are also encouraged. The evaluation of the exterior appearance and design of any new development or renovation to an existing building shall be based on its relationship to the surrounding environment. Restoration of existing deteriorated structures built prior to 1950 is encouraged.
(2) New buildings shall be built as close to the street as possible, leaving only enough room for sidewalks, street furniture, approved parking (in MB-II zone only), architecturally integrated design features (as approved by the planning director), and landscaping (except for buildings on corner lots, as set forth in subsection (3) of this section).
(a) To reduce the imposing nature of any new large building, the materials on any exterior wall shall be varied and walls visible from a public street shall be vertically articulated every 100 feet at a minimum to provide visual interest. The minimum depth of articulation shall be four feet. See Chapter 17.105 SMC for additional standards related to the placement of parking.
(b) No blank walls greater than 400 square feet shall be visible from a public street. Such blank walls shall be treated with windows, light fixtures, trellises, ironwork, artwork, or other building detail described in subsection (8) of this section to break up the mass.
(c) Buildings adjacent to public streets shall provide at least one public pedestrian entrance that faces onto the street.
(3) Building Corners. All new buildings located on properties at the intersection of two public streets shall employ one or more of the following design elements or treatments to the building corner facing the intersection:
(a) Corner Setback. At least 100 square feet of sidewalk area or pedestrian-oriented open space (in addition to the otherwise required building setback) shall be provided to achieve a 10-foot-wide sidewalk (see illustrations contained within these standards). Upper stories may or may not be set back from the corner.
(b) Corner Entrance to Courtyard, Building Lobby, Atrium or Pedestrian Walkway. New buildings may satisfy the building corner requirements by providing a direct walkway or entry from the building corner to:
(i) A store or an interior building atrium or lobby;
(ii) An exterior courtyard or pedestrian-oriented open space; or
(iii) A pedestrian walkway at least 10 feet wide that connects to other buildings, streets, parking areas or public features (see illustrations contained within these standards).
(c) Corner Architectural Element. New buildings may satisfy the building corner requirements by including one or more of the following elements that are symmetrical about an axis running diagonally from the corner of the building and bisecting the angle formed by the two building exterior walls.
(i) Bay window or turret;
(ii) Roof deck or balconies on upper stories;
(iii) Building core setback notch or curved exterior surfaces; or
(iv) Sculpture or artwork (either bas-relief or figurative or distinctive use of materials).
(4) Building materials used on exterior walls and roofing shall be durable and in design harmony with any adjoining or adjacent structures.
(a) Metal siding, metal screening, plastic, plywood, sheet wood products or fiberglass shall not be used to cover over existing exterior walls. Wood shall not be used to cover over existing brick or cast stone masonry.
(b) If metal siding is used to cover more than 25 percent of a new building’s exterior walls, such siding must have a matte finish in a neutral or earth tone shade such as buff, gray, beige, tan, cream, white or “dulled” color such as barn red, blue gray or burgundy. If metal siding is to be used to cover more than 25 percent of the exterior walls, the building design must include:
(i) Visible window and door trim painted or finished in a complementary color; and
(ii) Corner edge trim that covers exposed edges of the sheet metal panels.
(c) If concrete blocks, tilt-up, poured concrete or precast concrete are used for walls that are visible from a public street, the construction must be treated in one or more of the following ways:
(i) Use textured blocks with surfaces such as “split-face” or “grooved”; or
(ii) Use other masonry types such as brick, glass block or tile in conjunction with concrete blocks. No open-faced concrete block shall be permitted on any building.
(d) The following building materials on all multifamily residential and permitted nonresidential buildings are prohibited where they would be visible from a public street:
(i) Corrugated fiberglass;
(ii) Mica plaster;
(iii) Asbestos shingles;
(iv) Nonanodized aluminum frames;
(v) Chain-link fencing (except for temporary purposes such as a construction site);
(vi) Sheet panel siding (except with batten as approved by the planning director).
(5) All projections and mechanical details such as louvers, exposed flashing, flues, vents, gutters and downspouts, but excluding wood stove vents or pipes, are to be recognized as architectural features and are to be treated to match the color of the adjacent material or a complementary color approved by the planning director.
(a) Gutters and downspouts must be concealed unless they are designed as continuous architectural features. Exposed gutters used as architectural features shall be colored to match the roof trim or exterior wall (unless copper is used). Exposed downspouts must either match the color or be complementary to the exterior wall to which they are attached (unless copper is used).
(b) All flashing and sheet metal shall be colored to match the surface to which they are attached.
(c) All vents, stacks and pipes shall be colored to match the roof or exterior wall from which they project and are to be grouped so as to minimize the effect of roof penetrations.
(d) All antennas are restricted to the attic or interior of the building. Satellite dish antennas more than three feet in diameter are prohibited. (Antennas required in the performance of public safety or other governmental services are exempt.)
(e) Skylights are to be designed as integral parts of the roof to which they have been installed. Skylight glazing must be clear, solar bronze or gray. White or reflective glazing is prohibited. Skylight framing material must be bronze anodized or colored to match the roof on which the skylight has been installed.
(f) Solar heating panels shall be an integral part of the design of the roof.
(6) Mechanical equipment or other utility hardware to be placed on the roof, ground or exterior walls shall be located so as not to be visible from any public ways or adjacent residential areas. Where such limitation is not possible to accomplish because of topography or other unique natural feature, the facilities shall be screened from public view with material that is harmonious with the building.
(7) Solid waste disposal and storage areas, construction equipment and exterior work areas shall be screened from view from public streets with materials that are harmonious with adjacent buildings. This requirement shall also apply to all existing such uses within three years of the adoption of these standards.
(8) Building Details. All new buildings shall include at least three of the following elements on the exterior walls that face a public street. All major remodeling or renovation projects shall incorporate at least two of the following on the exterior walls that face a public street:
(a) Buildings may provide an ornamental molding, entablature, frieze, or other roofline features visible from the ground level. If the decoration is linear molding, the band must be at least eight inches wide (see illustrations contained within these standards).
(b) Buildings may provide a decorative molding or framing around all ground floor windows and doors located on exterior walls facing or adjacent to all public streets. The molding or trim may have a traditional, contemporary, geometric, or sculptural design (see illustrations contained within these standards).
(c) Buildings may include decorative railing, grillwork, or other similar elements. To be considered “decorative,” these elements must include some use of material, geometric pattern, configuration, embellishment, or workmanship that exceeds the normal functional requirements for that element (see illustrations contained within these standards).
(d) Buildings may provide one or more decorative light fixtures. To qualify as a decorative light fixture, the light must meet one or more of the following criteria:
(i) Have a diffuse visible light source that is nonglaring;
(ii) Have a decorative shade or mounting that includes some use of material, configuration, shape, embellishment, or detail that exceeds the normal functioning requirement for the light mounting. If the decorative light is a one-of-a-kind or custom built, then one light shall satisfy this requirement. Otherwise, at least one light for every 30 linear feet of building frontage parallel to the street shall be provided.
(e) Buildings may provide any of the following decorative materials to all exterior walls visible from public streets:
(i) Decorative masonry patterns (other than a running bond pattern);
(ii) Multicolored masonry units such as brick, tile, stone, or cast stone installed in a geometric pattern;
(iii) Decorative bands of masonry such as a soldier course of brick or multicolored ceramic tile band. The masonry bands may be in conjunction with materials such as concrete or stucco;
(iv) Individualized patterns or continuous wood details such as fancy butt shingles in a geometric pattern, decorative moldings, brackets, eave trim, or lattice work.
(f) Buildings may provide decorative unit paving with at least 50 square feet of multicolored tile, paver blocks, bricks, or other paving in a decorative pattern at the designated front entry into the building.
(g) Buildings may provide a piece of public artwork which may be either freestanding or attached to the structure. It may be in the form of a mosaic tile mural, bas-relief sculpture, water sculpture, fountain, freestanding sculpture, art in pavement, or other similar artwork. Painted murals or graphics on signs or awnings do not qualify as public artwork. All artwork used to satisfy this condition shall be approved by the planning director.
(h) All proposed methods of providing the required building details are subject to the approval of the planning director. Existing buildings that are to receive major renovation or remodeling and which meet the standards listed in subsections (8)(a) through (8)(g) of this section may be counted toward satisfying these requirements.
(9) Additional Design Criteria.
(a) When safety concerns or architectural design of the original structure warrant, false and/or “add-on” exterior walls to buildings shall be removed whenever an application is made to renovate such buildings to expose the original architectural detail of the structure.
(b) New building construction should attempt to replicate those architectural styles that are representative of the building styles that have been used throughout Stanwood’s history.
(c) Building elements that must be replaced should be of the same size, proportion and material (if possible) as the original.
(d) Shutters, if utilized, should be sized to appear that they could work. (It should be noted that shutters were seldom used on 19th and early 20th century buildings.)
(e) Storm windows should reflect the appearance and detail of the inner window as closely as possible.
(f) The relationship of the width to the height of new structures should be consistent with that of any existing adjacent buildings. If the site proposed to be developed is large, a variety of design techniques can be used to reduce the potential impact of the mass of exterior walls, including the breaking down of said walls into a number of smaller bays (see illustrations contained within these standards). (Ord. 1164 § 4, 2004; Ord. 1110 § 3, 2002; Ord. 950, 1996).
17.112.040 Building design standards applicable in the NB, GC, and GI zoning districts.
(1) Architectural style is not to be restricted; however, styles representative of the building styles that have been used throughout the history of Stanwood are strongly encouraged. In particular, architectural styles representative of commercial buildings that existed in western Washington from 1890 through the 1920s are encouraged. The evaluation of the exterior appearance and design of any new development or renovation to an existing building shall be based on its relationship to the surrounding environment.
(2) Building materials used on exterior walls and roofing shall be durable and in design harmony with any adjoining or adjacent structures.
(a) Metal siding, metal screening, plastic, plywood, sheet wood products or fiberglass shall not be used to cover over existing
exterior walls. Wood shall not be used to cover over existing brick or cast stone masonry.
(b) If metal siding is used to cover more than 25 percent of a new building’s exterior walls, such siding must have a matte finish in a neutral or earth tone shade or color such as buff, gray, beige, tan, cream, white or “dulled” color such as barn red, blue gray or burgundy. If metal siding is to be used to cover more than 25 percent of the exterior walls, the building design must include:
(i) Visible window and door trim painted or finished in a complementary color; and
(ii) Corner edge trim that covers exposed edges of the sheet metal panels.
(c) If concrete block, tilt-up walls, or poured or precast concrete are used for exterior walls that are visible from a public street, the construction must be treated in one or more of the following manners:
(i) Use textured block with surfaces such as “split face” or “grooved”; or
(ii) Use other masonry types such as brick, glass block or tile in conjunction with concrete block.
No open-faced concrete block shall be permitted on any building.
(d) The following building materials are prohibited from use on exterior walls where they would be visible from a public street:
(i) Corrugated fiberglass;
(ii) Corrugated metal (does not apply to architectural rib panels);
(iii) Mica plaster;
(iv) Asbestos shingles;
(v) Nonanodized aluminum frames;
(vi) Chain-link fencing (except for temporary purposes such as a construction site, or such fencing that has been prepainted black, dark brown, dark gray or dark green and polycoated, and buffered with vegetative landscape material);
(vii) Sheet panel siding.
(3) All projections and mechanical details such as louvers, exposed flashing, flues, vents, gutters and downspouts, but excluding wood stove vents or pipes, are to be recognized as architectural features and are to be treated to match the color of the adjacent material or a complementary color approved by the planning director.
(a) Gutters and downspouts must be concealed unless they are designed as continuous architectural features. Exposed gutters used as architectural features shall be colored to match the roof trim or exterior wall (unless copper is used). Exposed downspouts must either match or be complementary to the color of the exterior wall to which they are attached (unless copper is used).
(b) All flashing and sheet metal shall be colored to match the surface to which they are attached.
(c) All vents, stacks and pipes shall be colored to match the roof or facade from which they project and are to be grouped so as to minimize the effect of roof penetrations.
(d) All antennas are restricted to the attic or interior of the building. (Antennas required in performance of public safety or other government services are exempt.)
(e) Skylights are to be designed as integral parts of the roof to which they have been installed. Skylight glazing must be clear, solar bronze or gray. White or reflective glazing is prohibited. Skylight framing material must be bronze anodized or colored to match the roof to which the skylight has been installed.
(f) Solar heating panels shall be an integral part of the design of the roof.
(4) Mechanical equipment or other utility hardware to be placed on the roof, ground or exterior walls shall be located so as not to be visible from any public streets or adjacent residential areas. Where such limitation is not possible to accomplish because of topography or other unique natural features, the facilities shall be screened from public view with material that is harmonious with the building.
(5) Solid waste disposal and storage areas, construction equipment, building material supply and storage yards and exterior work areas shall be screened from view from public streets with materials that are harmonious with adjacent buildings. This requirement shall also apply to all existing such uses within three years of the adoption of the standards. (Ord. 1110 § 3, 2002; Ord. 950, 1996).
17.112.045 Building design standards applicable in the LI zoning district.
(1) Architectural style is not to be restricted; however, styles representative of the building styles that have been used throughout the history of Stanwood are strongly encouraged. Additionally, architectural styles representative of commercial buildings that existed in western Washington communities from 1890 through the 1920’s are also encouraged. The evaluation of the exterior appearance and design of any new development or renovation to an existing building shall be based on its relationship to the surrounding environment.
(2) New buildings shall be built using architecturally integrated design features (as approved by the planning director), and landscaping (except for buildings on corner lots, as set forth in subsection (3) of this section). To reduce the imposing nature of any new large building, the exterior walls shall be varied and articulated to provide visual interest.
(3) Building Corners. All new buildings located on properties at the intersection of two public streets shall employ one or more of the following design elements or treatments to the building corner facing the intersection:
(a) Corner Setback. At least 100 square feet of sidewalk area or pedestrian-oriented open space (in addition to the otherwise required building setback) shall be provided to achieve a 12.5-foot-wide sidewalk (see illustrations contained within these standards). Upper stories may or may not be set back from the corner.
(b) Corner Entrance to Courtyard, Building Lobby, Atrium or Pedestrian Walkway. New buildings may satisfy the building corners requirements by providing a direct walkway or entry from the building corner to:
(i) A store or an interior building atrium or lobby;
(ii) An exterior courtyard or pedestrian-oriented open space; or
(iii) A pedestrian walkway at least 10 feet wide that connects to other buildings, streets, parking areas, or public features (see illustrations contained within these standards).
(c) Corner Architectural Element. New buildings may satisfy the building corners requirements by including one or more of the following elements that are symmetrical about an axis running diagonally from the corner of the building and bisecting the angle formed by the two building exterior walls:
(i) Bay window or turret;
(ii) Roof deck or balconies on upper stories;
(iii) Building core setback notch or curved exterior surfaces; or
(iv) Sculpture or artwork (either bas-relief or figurative or distinctive use of materials).
(4) Building materials used on exterior walls and roofing shall be durable and in design harmony with any adjoining or adjacent structures.
(a) Metal siding, metal screening, plastic, plywood, sheet wood products or fiberglass shall not be used to cover over existing exterior walls. Wood shall not be used to cover over existing brick or cast stone masonry.
(b) If metal siding is used to cover more than 25 percent of a new building’s exterior walls, such siding must have a matte finish in a neutral or earth tone shade such as buff, gray, beige, tan, cream, white or “dulled” color such as barn red, blue gray or burgundy. If metal siding is to be used to cover more than 25 percent of the exterior walls, the building design must include:
(i) Visible window and door trim painted or finished in a complementary color; and
(ii) Corner edge trim that covers exposed edges of the sheet metal panels.
(c) If concrete blocks, tilt-up, poured concrete or precast concrete are used for walls that are visible from a public street, the construction must be treated in one or more of the following ways:
(i) Use textured blocks with surfaces such as “split-face” or “grooved”; or
(ii) Use other masonry types such as brick, glass block or tile in conjunction with concrete blocks. No open-faced concrete block shall be permitted on any building.
(d) The following building materials on buildings in LI zoning are prohibited where they would be visible from a public street:
(i) Corrugated fiberglass;
(ii) Mica plaster;
(iii) Asbestos shingles;
(iv) Nonanodized aluminum frames;
(v) Chain-link fencing (except for temporary purposes such as a construction site);
(vi) Sheet panel siding.
(5) All projections and mechanical details such as louvers, exposed flashing, flues, vents, gutters and downspouts, but excluding wood stove vents or pipes, are to be recognized as architectural features and are to be treated to match the color of the adjacent material or a complementary color approved by the planning director.
(a) Gutters and downspouts must be concealed unless they are designed as continuous architectural features. Exposed gutters used as architectural features shall be colored to match the roof trim or exterior wall (unless copper is used). Exposed downspouts must either match the color or be complementary to the exterior wall to which they are attached (unless copper is used).
(b) All flashing and sheet metal shall be colored to match the surface to which they are attached.
(c) All vents, stacks and pipes shall be colored to match the roof or exterior wall from which they project and are to be grouped so as to minimize the effect of roof penetrations.
(d) All antennas are restricted to the attic or interior of the building. Satellite dish antennas more than three feet in diameter are prohibited. (Antennas required in the performance of public safety or other governmental services are exempt.)
(e) Skylights are to be designed as integral parts of the roof to which they have been installed. Skylight glazing must be clear, solar bronze or gray. White or reflective glazing is prohibited. Skylight framing material must be bronze anodized or colored to match the roof on which the skylight has been installed.
(f) Solar heating panels shall be an integral part of the design of the roof.
(6) Mechanical equipment or other utility hardware to be placed on the roof, ground or exterior walls shall be located so as not to be visible from any public ways or adjacent residential areas. Where such limitation is not possible to accomplish because of topography or other unique natural feature, the facilities shall be screened from public view with material that is harmonious with the building.
(7) Solid waste disposal and storage areas, construction equipment and exterior work areas shall be screened from view from public streets with materials that are harmonious with adjacent buildings. This requirement shall also apply to all existing such uses within three years of the adoption of these standards.
(8) Building Details. All new buildings shall include at least three of the following elements on the exterior walls that face a public street. All major remodeling or renovation projects shall incorporate at least two of the following on the exterior walls that face a public street:
(a) Buildings may provide an ornamental molding, entablature, frieze, or other roofline features visible from the ground level. If the decoration is linear molding, the band must be at least eight inches wide (see illustrations contained within these standards).
(b) Buildings may provide a decorative molding or framing around all ground floor windows and doors located on exterior walls facing or adjacent to all public streets. The molding or trim may have a traditional, contemporary, geometric, or sculptural design (see illustrations contained within these standards).
(c) Buildings may include decorative railing, grillwork, or other similar elements. To be considered “decorative,” these elements must include some use of material, geometric pattern, configuration, embellishment, or workmanship that exceeds the normal functional requirements for that element (see illustrations contained within these standards).
(d) Buildings may provide one or more decorative light fixtures. To qualify as a decorative light fixture, the light must meet one or more of the following criteria: (i) have a diffuse visible light source that is nonglaring; (ii) have a decorative shade or mounting that includes some use of material, configuration, shape, embellishment, or detail that exceeds the normal functioning requirement for the light mounting. If the decorative light is a one-of-a-kind or custom built, then one light shall satisfy this requirement. Otherwise, at least one light for every 30 linear feet of building frontage parallel to the street shall be provided.
(e) Buildings may provide any of the following decorative materials to all exterior walls visible from public streets:
(i) Decorative masonry patterns (other than a running bond pattern);
(ii) Multicolored masonry units such as brick, tile, stone, or cast stone installed in a geometric pattern;
(iii) Decorative bands of masonry such as a soldier course of brick or multicolored ceramic tile band. The masonry bands may be in conjunction with materials such as concrete or stucco;
(iv) Individualized patterns or continuous wood details such as fancy shingles in a geometric pattern, decorative moldings, brackets, eave trim, or lattice work.
(f) Buildings may provide decorative unit paving with at least 50 square feet of multicolored tile, paver blocks, bricks, or other paving in a decorative pattern at the designated front entry into the building.
(g) Buildings may provide a piece of public artwork which may be either freestanding or attached to the structure. It may be in the form of a mosaic tile mural, bas-relief sculpture, water sculpture, fountain, freestanding sculpture, art in pavement, or other similar artwork. Painted murals or graphics on signs or awnings do not qualify as public artwork. All artwork used to satisfy this condition shall be approved by the planning director.
(h) All proposed methods of providing the required building details are subject to the approval of the planning director. Existing buildings that are to receive major renovation or remodeling and which meet the standards listed above in subsections (8)(a) through (8)(g) of this section may be counted toward satisfying these requirements.
(9) Additional Design Criteria.
(a) When safety concerns or architectural design of the original structure warrant, false and/or “add-on” exterior walls to buildings shall be removed whenever an application is made to renovate such buildings to expose the original architectural detail of the structure.
(b) Storm windows should reflect the appearance and detail of the inner window as closely as possible.
(c) The relationship of the width to the height of new structures should be consistent with that of any existing adjacent buildings. If the site proposed to be developed is large, a variety of design techniques can be used to reduce the potential impact of the mass of exterior walls, including the breaking down of said walls into a number of smaller bays (see illustrations contained within these standards).
(10) For projects located in the MB-II district with the LI overlay, if there are conflicts between the design standards of the two zones, the most restrictive shall apply. (Ord. 1110 § 3, 2002; Ord. 1036, 1998).
17.112.050 Building design standards for mixed use buildings.
(1) Architectural style is not to be restricted; however, styles representative of the buildings that have appeared throughout the history of Stanwood are strongly encouraged. Additionally, architectural styles representative of commercial buildings that existed in western Washington communities from 1890 through the 1920s are also encouraged. The evaluation of the exterior appearance and design of any new development or renovation to an existing building shall be based on its relationship to the surrounding environment.
(2) Front Setbacks. New buildings shall be built as close to the street as possible, leaving only enough room for sidewalks, street furniture, architecturally integrated design features (as approved by the planning director), and landscaping (except for buildings on corner lots, as set forth in subsection (6) of this section). In the case where access to the building is provided by a private street or access, this subsection shall apply to the frontage abutting the adjoining right-of-way.
(3) Pedestrian Amenities. Sidewalks shall be provided along all rights-of-way at a minimum width of 10 feet, except that where small modifications are necessary for trees, pedestrian or bicycle amenities, or utilities, as approved by the planning director. Pedestrian connections from parking lots shall be made according to SMC 17.105.120(7). In addition, at least one plaza, park, or seating area with benches, tables and chairs, fountain, or public art as described in subsection (11)(g) of this section shall be provided.
(4) Parking. No parking lots shall be permitted between the designated front of the building and the property line, except that “on-street” parking may be provided along rights-of-way. Where a parking garage abuts a right-of-way, the garage shall be architecturally integrated into the building facade or screened with a 10-foot width of varied landscaping as shown in the appendix at the end of these standards.
(5) Building Articulation.
(a) To reduce the imposing nature of any new large building, the exterior walls shall be varied and articulated a minimum depth of two feet no less than every 100 horizontal feet to provide visual interest.
(b) In addition, building facades must incorporate at least one of the following (unless otherwise approved by the planning director):
(i) Decks and/or balconies for the residential units on the upper stories. At least one set of decks and/or balconies for each upper story shall be visible on each facade of any mixed use building.
(ii) At least one recessed entry to ground floor shops on each facade.
(6) Building Corners. All new buildings located on properties at the intersection of two rights-of-way shall employ one or more of the following design elements or treatments to the building corner facing the intersection:
(a) Corner Setback. At least 100 square feet of sidewalk area or pedestrian-oriented open space (in addition to the otherwise required building setback) shall be provided to achieve a 12-foot-wide sidewalk (see illustrations contained within these standards). Upper stories may or may not be set back from the corner.
(b) Corner Entrance to Courtyard, Building Lobby, Atrium or Pedestrian Walkway. New buildings may satisfy the building corners requirements by providing a direct walkway or entry from the building corner to:
(i) A store or an interior building atrium or lobby;
(ii) An exterior courtyard or pedestrian-oriented open space; or
(iii) A pedestrian walkway at least 10 feet wide that connects to other buildings, streets, parking areas or public features (see illustrations contained within these standards).
(c) Corner Architectural Element. New buildings may satisfy the building corners requirements by including one or more of the following elements that are symmetrical about an axis running diagonally from the corner of the building and bisecting the angle formed by the two building exterior walls:
(i) Bay window or turret;
(ii) Roof deck or balconies on upper stories;
(iii) Building core setback notch or curved exterior surfaces; or
(iv) Sculpture or artwork (either bas-relief or figurative or distinctive use of materials).
(7) Blank Walls. No blank walls greater than 15 feet of horizontal distance or 400 square feet total shall be allowed on any facade visible from a right-of-way. Blank walls must be treated with windows, doors, trellises or other design features listed in subsection (11)(c) of this section.
(8) Rooflines shall be varied a minimum of every 60 horizontal feet to provide architectural interest in the building. This may be accomplished through variation in the height of the rooflines, the horizontal projection of the rooflines from the face of the building, the shape or design of the rooflines, or other architectural treatment of the rooflines (e.g., adding cornices in certain areas) or the building materials used in the top band of the building, or any combination thereof.
(9) Relationship to Existing Buildings. If the site proposed to be developed is large, a variety of design techniques shall be used to reduce the potential impact of the mass of exterior walls, including the breaking down of said walls into a number of smaller bays (see illustrations contained within these standards).
(10) Building materials used on exterior walls and roofing shall be durable and in design harmony with any adjoining or adjacent structures. A variation of materials shall be used to assist in breaking up the mass of the buildings. For two-story buildings a minimum of two building materials shall be used; for three-story buildings, a minimum of three materials; and so on.
(a) Metal siding, metal screening, plastic, plywood, sheet wood products or fiberglass shall not be used to cover over existing exterior walls. Wood shall not be used to cover over existing brick or cast stone masonry.
(b) If metal siding is used to cover more than 25 percent of a new building’s exterior walls, such siding must have a matte finish and meet the color requirements of subsection (12) of this section. If metal siding is to be used to cover more than 25 percent of the exterior walls, the building design must include:
(i) Visible window and door trim painted or finished in a complementary color; and
(ii) Corner edge trim that covers exposed edges of the sheet metal panels.
(c) If concrete blocks, tilt-up, poured concrete or precast concrete are used for walls that are visible from a right-of-way, the construction must be treated in one or more of the following ways:
(i) Use textured blocks with surfaces such as “split-face” or “grooved”;
(ii) Architecturally treat the concrete wall such as by sandblasting, stamping or color coating the concrete or provide architectural interest in the concrete wall such as by including scoring patterns or decorative elements of the type described in subsection (11) of this section;
(iii) Use other masonry types such as brick, glass block or tile in conjunction with concrete blocks. No open-faced concrete block shall be permitted on any building.
(d) The following building materials are prohibited where they would be visible from a public street:
(i) Corrugated fiberglass;
(ii) Mica plaster;
(iii) Asbestos shingles;
(iv) Nonanodized aluminum frames;
(v) Chain-link fencing (except for temporary purposes such as a construction site);
(vi) Sheet panel siding, unless applied as a base for board-and-batten, stucco or similar effect.
(11) Building Details. All new buildings shall include at least three of the following elements on the exterior walls that face a right-of-way. All major remodeling or renovation projects shall incorporate at least two of the following on the exterior walls that face a right-of-way:
(a) Buildings may provide an ornamental molding, entablature, frieze, or other roofline features visible from the ground level. If the decoration is linear molding, the band must be at least eight inches wide (see illustrations contained within these standards).
(b) Buildings may provide a decorative molding or framing around all ground floor windows and doors located on exterior walls facing or adjacent to all public streets. The molding or trim may have a traditional, contemporary, geometric, or sculptural design (see illustrations contained within these standards).
(c) Buildings may include decorative trellises, gates, railing, grillwork, tilework or other similar elements at ground level. To be considered “decorative,” these elements must include some use of material, geometric pattern, configuration, embellishment, or workmanship that exceeds the normal functional requirements for that element (see illustrations contained within these standards).
(d) Buildings may provide one or more decorative light fixtures. To qualify as a decorative light fixture, the light must meet one or more of the following criteria:
(i) Have a diffuse visible light source that is nonglaring;
(ii) Have a decorative shade or mounting that includes some use of material, configuration, shape, embellishment, or detail that exceeds the normal functioning requirement for the light mounting. If the decorative light is a one-of-a-kind or custom built, then one light shall satisfy this requirement. Otherwise, at least one light for every 30 linear feet of building frontage parallel to the street shall be provided.
(e) Buildings may provide any of the following decorative materials to all exterior walls visible from public streets:
(i) Decorative masonry patterns (other than a running band pattern);
(ii) Multicolored masonry units such as brick, tile, stone, or cast stone installed in a geometric pattern;
(iii) Decorative bands of masonry such as a soldier course of brick or multicolored ceramic tile band. The masonry bands may be in conjunction with materials such as concrete or stucco;
(iv) Individualized patterns or continuous wood details such as fancy butt shingles in a geometric pattern, decorative moldings, brackets, eave trim, or lattice work.
(f) Buildings may provide decorative unit paving with at least 50 square feet of multicolored tile, paver blocks, bricks, or other paving in a decorative pattern at the designated front entry into the building.
(g) Buildings may provide a piece of public artwork which may be either freestanding or attached to the structure. It may be in the form of a mosaic tile mural, bas-relief sculpture, water sculpture, fountain, freestanding sculpture, art in pavement, or other similar artwork. Painted murals or graphics on signs or awnings do not qualify as public artwork. All artwork used to satisfy this condition shall be approved by the planning director.
(h) All proposed methods of providing the required building details are subject to the approval of the planning director. Existing buildings that are to receive major renovation or remodeling and which meet the standards listed in subsections (11)(a) through (11)(g) of this section may be counted toward satisfying these requirements.
(12) Colors. Prior to issuance of any building permits, color schemes must be approved by the planning director. A harmonious range of colors shall be used. Permitted colors shall include, but are not limited to: a neutral or earth tone shade such as buff, gray, beige, tan, cream, white or “dulled” color such as barn red, blue gray, forest green or burgundy. Bright colors may be used only for trim and accent.
(13) Projections and Mechanical Details. All projections and mechanical details such as louvers, exposed flashing, flues, vents, gutters and downspouts, but excluding wood stove vents or pipes, are to be recognized as architectural features and are to be treated to match the color of the adjacent material or a complementary color approved by the planning director.
(a) Gutters and downspouts must be concealed unless they are designed as continuous architectural features. Exposed gutters used as architectural features shall be colored to match the roof trim or exterior wall (unless copper is used). Exposed downspouts must either match the color or be complementary to the exterior wall to which they are attached (unless copper is used).
(b) All flashing and sheet metal shall be colored to match the surface to which they are attached.
(c) All vents, stacks and pipes shall be colored to match the roof or exterior wall from which they project and are to be grouped so as to minimize the effect of roof penetrations.
(d) All antennas are restricted to the attic or interior of the building. Satellite dish antennas more than three feet in diameter are prohibited. (Antennas required in the performance of public safety or other governmental services are exempt.)
(e) Skylights are to be designed as integral parts of the roof to which they have been installed. Skylight glazing must be clear, solar bronze or gray. White or reflective glazing is prohibited. Skylight framing material must be bronze anodized or colored to match the roof on which the skylight has been installed.
(f) Solar heating panels shall be an integral part of the design of the roof.
(14) Mechanical equipment or other utility hardware to be placed on the roof, ground or exterior walls shall be located so as not to be visible from any rights-of-way or adjacent residential areas. Where such limitation is not possible to accomplish because of topography or other unique natural feature, the facilities shall be screened from public view with a material that is harmonious with the building.
(15) Solid waste disposal and storage areas, construction equipment and exterior work areas shall be screened from view from public streets with materials that are harmonious with adjacent buildings. This requirement shall also apply to all existing such uses within three years of the adoption of these standards.
(16) Additional Design Criteria.
(a) When safety concerns or architectural design of the original structure warrant, false and/or “add-on” exterior walls to buildings shall be removed whenever an application is made to renovate such buildings to expose the original architectural detail of the structure.
(b) Building elements that must be replaced should be of the same size, proportion and material (if possible) as the original.
(c) Shutters, if utilized, should be sized to appear that they could work. (It should be noted that shutters were seldom used on 19th and early 20th century buildings.)
(d) Storm windows should reflect the appearance and detail of the inner window as closely as possible.
(17) Signs. In addition to the requirements of Chapter 17.110 SMC, Sign Standards, signs shall be architecturally compatible with the style, materials, colors and details of the building. No sign shall be permitted to be erected above the story occupied by the business it advertises. Internally lit cabinet signs are not permitted. (Ord. 1164 § 4, 2004; Ord. 1138 § 5, 2003).
17.112.060 Relationship of buildings to the site (applies to all zoning districts, except as noted).
(1) The building site shall be planned to accomplish a desirable transition with the streetscape and provide for adequate planting and safe pedestrian movement between buildings, sidewalks, and parking areas.
(2) Off-street parking areas (except for single-family detached housing) shall be treated with decorative elements, building wall extensions, plantings, berms or other means to minimize the impact of parked vehicles on the view from public streets and adjacent residential areas.
(3) Fencing plans must be part of the site plan process and, to that end, if fencing is proposed to be part of any development, plans must be submitted to the building official for approval.
(4) The design of fences and screening walls shall give specific consideration to relief from the monotony of long, continuous walls or facades by breaking up major lengths with complementary landscaping.
(5) Walkways shall be provided between street sidewalks and building entries and between buildings on a multiple-building site.
(6) The vertical grade of walkways, parking areas, terraces and any other paved areas should provide an inviting and stable appearance for walking and sitting (if seating is to be provided). (Ord. 1164 § 4, 2004; Ord. 1110 § 3, 2002; Ord. 950, 1996).
17.112.070 Landscaping and site treatment (applies to all zoning districts).
(1) All sites shall be planted with landscaping that meets the standards of Chapter 17.145 SMC.
(2) All landscape plans shall address the functional aspects of landscaping including drainage, erosion control, wind barriers, shade, energy conservation, sound absorption, dust abatement and the reduction of glare.
(3) In locations where plant material will be susceptible to injury from pedestrian, bicycle or motor vehicle traffic, it shall be protected by appropriate curbs, tree guards or other devices.
(4) Where landscaping is used as a screening device, it shall be equally effective in winter and summer.
(5) In areas where plant material will not prosper, other landscaping elements shall be employed. These may include fences or walls, or paving with wood, brick, stone or cobbles. Suitable plant material shall be combined with these elements wherever possible.
(6) In addition, any outside storage must have approved sight-obscuring screening around the storage area, and may include awnings, greenhouses, patio covers, etc.
(7) Refuse.
(a) Refuse containers screening shall be required and be of a material and design compatible with the overall architectural theme of the associated structure, shall be at least as high as the refuse container, and shall in no case be less than six feet high.
(b) No refuse container shall be permitted between a street and the front of a building.
(c) Refuse collection areas shall be designed to contain all refuse generated on-site and deposited between collections. Deposited refuse shall not be visible from outside the refuse enclosure. (Ord. 1110 § 3, 2002; Ord. 950, 1996).
17.112.080 Relationship of buildings to adjoining areas (applies to all zoning districts).
(1) Without restricting the permissible limits of the applicable zoning district, the height and scale of any new building shall be compatible with its site and any existing adjoining buildings.
(2) Where adjacent buildings are of different architectural styles in the MB-I zoning district, any new structure shall be made compatible through such devices as screens, sight breaks and exterior wall treatment.
(3) Development features that may have negative impacts on adjacent properties (i.e., parking lots, off-street loading areas, mechanical equipment, etc.) shall submit plans for buffering these elements from neighboring properties.
(4) In established neighborhoods, the planning director may allow variations in design to conform with existing adjacent buildings and sites if there is no threat to public health, safety, or welfare. Whenever possible, the average standards for the abutting properties shall be the minimum standards for the proposed development. All developed lots or parcels that abut the property proposed for development shall be considered in determining the average standards for development. Where neighborhood design is better served, alternative designs may be considered for the following elements:
(a) Setbacks or projections into setbacks;
(b) Lot size;
(c) Building coverage; and
(d) Landscaping. (Ord. 1109 § 2, 2001; Ord. 950, 1996).
17.112.090 Lighting (applies to all zoning districts).
(1) All exterior lighting shall balance the need for energy conservation with those of safety, security and decoration.
(2) Where decorative exterior floodlighting is employed, it shall consist of an appropriate composition of brightness relationships and restrained colors to dramatize a setting and extend the hours of such setting’s usefulness. Floodlighting fixtures shall be located and shielded so that their presence is minimized, and no lighting shines directly into the eyes of passing pedestrians, cyclists or motorists.
(3) All exterior lighting shall be part of the architectural and landscape design concept for the development it is intended to serve. Fixtures, standards and all exposed accessories shall be concealed or harmonious with the other building design elements.
(4) Exterior lighting shall not be designed to permit any adverse effect on neighboring properties. (Ord. 950, 1996).
Appendix
EXAMPLES
Examples of Architectural Scale
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Pedestrian Friendly Building Fronts
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Sidewalk Width: The Storefront Activity Zone
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The curb zone is where trees, benches, signs, etc., are located, but because sidewalk widths are so constricted, pedestrians must use the curb zone at times. Therefore, curb zone elements should be located so as to minimize congestion.
Sidewalk Width: Curb Zone (1)
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Where pedestrian traffic is heaviest, sidewalks should be “bulbed out” to accommodate street furnishings such as bike racks, trash containers and newspaper racks. Corner “bulbs” also increase pedestrian visibility.
Sidewalk Width: Curb Zone (2)
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Axis of Symmetry for Architectural Elements on Corner Lot Buildings
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Tree and Shrub Perimeter Planting for Parking Lots
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Illustrated Requirements for Pedestrian Walkway Between Right-of-Way and Building
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Examples of Acceptable Corner Setback Configurations in the MB-I Zoning District
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Examples of Acceptable Corner Entry Elements in the MB-I Zoning District
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Examples of Acceptable Architectural Elements for Corner Lot Buildings
in the MB-I Zoning District