Chapter 19.12
DESIGN REGULATIONS
Sections:
19.12.030 Relationship of building to site.
19.12.040 Relationship of building and site to adjoining area.
19.12.050 Landscape and site treatment.
19.12.060 Building design standards.
19.12.065 Pedestrian orientation.
19.12.075 Single-family residential design standards.
19.12.080 Miscellaneous structures and street furniture.
19.12.010 Purpose.
See EMC 2.29.010. (Ord. 1960 § 3, 1998).
19.12.020 Exemptions.
These design regulations apply to all property improvements except the following, which will not materially affect implementation of the comprehensive plan’s design goals, or are addressed in the context of other permit approvals, and are therefore exempt:
A. Development permits not immediately associated with any physical improvements, such as short plats or rezones unaccompanied by any building permit application;
B. Single-family residences and accessory uses constructed in accordance with an approved planned unit development (PUD);
C. Construction activities which do not require a building permit (example: the repainting of buildings), sign permit (example: change in copy of existing signs), or any other permit from the building official;
D. Modifications to existing structures which will not be visible from outside the structure;
E. Additions or remodels to existing single-family residential units;
F. Modifications or additions to existing multifamily, commercial, industrial, office, and public properties when the modification or addition:
1. Constitutes less than 10 percent of the existing horizontal square footage of the use or structure, and
2. Constitutes less than 10 percent of the existing building’s exterior facade, and
3. Is estimated to cost under $5,000;
G. Signs to which Chapter 19.10 EMC does not apply, per EMC 19.10.040;
H. Multifamily residences and accessory uses. Both new construction and modifications/additions of multifamily developments are subject to Chapter 19.40 EMC;
I. Mixed use developments. Both new construction and modifications/additions of mixed use developments are subject to Chapter 19.38 EMC;
J. “Designated manufactured homes” (as defined in Chapter 15.04 EMC) and any other structures in approved mobile home parks. (Ord. 2660 § 2, 2019; Ord. 2626 § 2, 2017; Ord. 2416 § 1 (Exh. A), 2009; Ord. 1960 § 3, 1998).
19.12.030 Relationship of building to site.
A. The site shall be planned to accomplish a desirable transition with the streetscape and to provide for adequate planting and pedestrian movement.
B. Parking and service areas shall be located, designed and screened to be obscured from public view consistent with the nature of the improvement and topographical considerations.
C. The height and scale of each building shall be compatible with its site and adjoining buildings. (Ord. 1960 § 3, 1998).
19.12.040 Relationship of building and site to adjoining area.
A. Buildings and structures shall be made compatible with adjacent buildings of conflicting architectural styles by such means as screens, site breaks and materials.
B. Harmony in texture, lines and masses shall be encouraged.
C. Attractive landscape transition to adjoining properties shall be provided.
D. Public and quasi-public buildings and structures shall be consistent with the established neighborhood character. (Ord. 1960 § 3, 1998).
19.12.050 Landscape and site treatment.
A. Where existing topographic patterns contribute to beauty and utility of a development, they shall be preserved and developed.
B. Grades of walks, parking spaces, terraces and other paved areas shall provide an inviting and stable appearance.
C. Landscape treatment shall be provided to enhance architectural features, strengthen vistas and important axes and provide shade.
D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, they shall be protected by appropriate curbs, tree guards or other devices.
E. Where building sites limit planting, the placement of trees or shrubs in parkways or paved areas is encouraged.
F. Screening of service yards and other places which tend to be unsightly shall be accomplished by use of walls, fencing, planting, or combinations of these. Screening shall be effective in winter and summer.
G. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone, gravel, etc., shall be used.
H. Exterior lighting, when used, shall be part of the architectural concept. Lighting shall enhance the building design and the adjoining landscaping. Lighting standards, fixtures and all exposed accessories shall be of a design and size compatible with the building and adjacent areas. Lighting shall be shielded and restrained in design. Excessive brightness and brilliant colors shall be avoided.
I. Design attention shall be given to mechanical equipment or other utility hardware on roof, ground or buildings so as to screen to view. (Ord. 2068 § 1, 2000; Ord. 1960 § 3, 1998).
19.12.060 Building design standards.
These design standards apply to all property improvements except for those listed in EMC 19.12.020 and the light industrial (LI) zoning district. These standards are supplemented and further defined or explained by that document titled “City of Enumclaw Design Manual.” A copy of the manual shall be available from the community development department.
A. Architectural style is not restricted; evaluation of a project shall be based on quality of its design, relationship to surroundings, and relationship to the community.
B. The emphasis is on prominent facades, whether the front, side or rear of the building. Prominent facades should comply with all design criteria stated herein.
C. Prominent facades should have no unbroken wall plane wider than 2.5 times the height of the wall plane. Special consideration will be given to projects in the CB1 and CB2 zones.
D. Wall and roof surfaces shall be broken down into smaller planes using effective vertical features (which may include columns), or by using substantial shifts in building footprints which result in substantial shifts in roof lines as follows:
1. Horizontal Shift. No portion of a prominent facade should exceed 80 feet in length without a shift in the building footprint measuring one-tenth of the facade length. This shift may be broken down into smaller shifts of at least six feet each. Horizontal shifts, when required, shall be reflected by a shift or alteration in the roof design. To assure that footprint shifts are evenly distributed across the building facade, shifted wall planes should have a width proportion of between 1/1 and 3/1 to the width of the adjacent wall planes on the same facade.
2. Vertical Shift. No single run of ridge, cornice, fascia or parapet should exceed 80 feet without a five-foot transition in height.
Special consideration will be given to projects in the CB1 and CB2 zones.
E. All structures must have a visual “cap” in order to prevent a truncated look at the top of the building. This may include either a pitched roof or a flat roof. Roof designs must conform to one of the following options:
1. Lower pitched roofs with extends eaves (minimum pitch of 4/12).
2. Steep pitch hip or gable roof form (maximum pitch of 12/12 except for bell towers, steeples and other ancillary structures).
3. False pitch roof with appearance of true hip or gable.
4. Flat roof with projecting cornice.
F. Unusual or atypical roof forms such as A-frame, modified A-frame, curvilinear, domed, mansard style and saw-tooth gables are discouraged and require special approval of the design review board.
G. Window placement shall be balanced.
H. Windows and doors shall constitute a minimum of 25 to 30 percent of prominent facade wall planes. In cases where this is absolutely not practical, an exception shall be made if one or more of the following options are utilized and approved by the design review board:
1. Vertical and/or horizontal shifts in the facade combined with roof forms which accentuate facade variations.
2. Variations in texture.
3. Variations in exterior lighting.
I. The use of reflective or colored glass shall generally not be allowed but may be considered by the design review board in limited applications.
J. Traditional building materials such as brick, stone or wood are to be encouraged for siding and trim. The following materials are discouraged, and require special approval by the design review board:
1. Corrugated metal panels.
2. Sheet siding (e.g., T1-11, ACM).
3. Concrete panels.
K. Architectural gimmicks and fads should be avoided. These include, but are not limited to:
1. Tenant-specific motifs.
2. Neon outlining.
3. Back-lit awnings.
4. Nonfunctional awnings.
L. Inconsistent multiple awning designs are not permitted on a single building.
M. Awnings, canopies and marquees may not obscure architectural details of the facade and may not be the prominent design element of the building. They must appear as a secondary and complementary element of the building design. Awnings must be appropriate for the architectural style of the building, and consideration given to the awning styling of neighboring buildings.
N. Roof materials on visible roofs should provide texture and shadow lines; bright-colored or reflective roofing is to be avoided. The following materials are discouraged and must be approved by the design review board:
1. Gravel.
2. Untreated aluminum or metal (copper may be used).
3. Reflective materials (including aluminized hot-mopped roofs, white or light gray metals which have a metallic appearance in bright sun).
4. Brightly colored, highly visible roofing materials.
O. The building color scheme must adhere to the following, unless granted special approval by the design review board:
1. No more than three distinct colors may be used.
2. The base (or field) color should be subdued.
3. Bold or bright trim colors should be avoided.
4. Finer details may be accented with brighter colors.
P. Contrasting color shall not be used to provide unusual graphic design to the building exterior. (Ord. 2068 § 2, 2000; Ord. 2066 § 1, 2000; Ord. 1960 § 3, 1998).
19.12.065 Pedestrian orientation.
A. Building sites shall be designed to be safe for pedestrians. This is typically achieved by:
1. Separating pedestrians from automobile traffic, either horizontally or via curbs and similar grade separations;
2. Outdoor lighting where appropriate; and
3. Avoiding obstacles that might cause pedestrians to trip or fall.
B. Building sites shall be designed to be convenient for pedestrians. This is typically achieved by incorporating direct, smooth-flowing walkways between internal activity areas. (Ord. 2003 § 3, 1999).
19.12.070 Signs.
Repealed by Ord. 2206. (Ord. 2068 § 3, 2000; Ord. 1960 § 3, 1998).
19.12.075 Single-family residential design standards
A. Implementation.
1. The provisions of this section shall be implemented administratively as a Type I permit process (Chapter 15.18 EMC) in conjunction with building permit review by the community development department. Relevant provisions of EMC Title 15 shall apply. A building permit shall not be issued until the community development director has found that the project complies with this chapter. The community development director may, at his/her sole discretion, refer any proposal to the design review board (DRB). Fees may be assessed for this referral.
2. Use of Shall vs. Should. The design guidelines are intended to be administered with flexibility to achieve the goals and objectives of this section. The use of the term “shall” is intended to be mandatory, and the use of the term “should” is intended to be advisory, provided that, the administrator and/or design review board may waive or modify mandatory requirements of this section where they are not appropriate, and may deny project approval where the applicant does not comply with an advisory provision where that provision is found to be important to meet the goals and objectives of this section.
3. Denials by DRB. The development administrator or the design review board (DRB) may deny the issuance of a building permit for projects that do not comply with these guidelines. Any decision by the administrator or DRB to deny a project based on these guidelines may be appealed to the city's hearing examiner. Appeals to the hearing examiner shall be processed pursuant to EMC 15.06.070.
B. Design Objectives.
1. The design of single-family residential development projects in the city should:
a. Avoid construction that has negative impacts on the image and/or function of the neighborhood or community;
b. Respect the scale, proportion and character of the surrounding area;
c. Maintain a sense of proportion along street frontages and other portions of the project exposed to public view;
d. Preserve and incorporate natural amenities unique to the site such as specific views and vistas, topography, and mature foliage and trees (excluding hazardous trees).
C. Applicability.
1. The provisions of this section shall apply to new single-family home construction. These guidelines shall be implemented through the design review process outlined in Chapter 19.12 EMC. All new construction is also subject to the development standards contained in the zoning ordinance regarding setbacks, lot coverage, building height, etc.
D. Site and Structure Design.
1. Building Siting and Compatibility. New homes should be built in scale with the existing neighborhood. Square footage of living space should be no more than 50 percent greater or less than the average of three homes to the left and right of the new home.
2. Garages. Garages fronting the street, detached or attached, and less than 100 feet from the street shall constitute no more than 60 percent of the overall facade of the structure(s) fronting the street. Three-car tandem garages are exempt from this provision.
a. The face of the garage shall be a minimum of three feet behind the plane of the residential portion of the house; or
b. A garage that extends in front of the residential portion of the house shall be set back from the property line a minimum of 23 lineal feet.
3. Front Setbacks. The residential structure should be set back from the front property line either: (a) the distance required by the zoning code, or (b) within 20 percent of the average of three existing setbacks to the left and right of the new home, whichever of subsections (D)(3)(a) and (b) of this section is greater.
E. Walls and Fences.
1. Fences and walls should be built with materials such as wood, wrought iron, textured concrete block, vinyl or formed concrete with reveals. All metal fences shall be designed with corrosion-resistant materials. All wood fences shall be stained or painted for durability and longevity.
2. Construction or installation of fences composed of chain link or corrugated metal is prohibited.
3. Fences shall provide opening(s) to connect walkways to the sidewalk or street.
F. Architectural and Site Design Guidelines.
1. Porch or Stoop. Homes shall be designed with either a covered or uncovered porch no less than 50 square feet of floor area and incorporating doorway access to the home.
2. Walkways. Homes shall be designed with convenient entrance/egress for pedestrians. This shall be accomplished by design of a hard surface walkway from porch to the sidewalk or street for rear-load lots. Sidewalk access shall be required from the front door to the driveway.
3. Roof Pitch. Roof pitch should be a minimum of 4:12 and maximum of 12:12 for the primary roof structure.
4. Windows. Street- or sidewalk-facing windows should be balanced left-to-right across the facade and with the entryway or other facade fixtures. Windows shall constitute a minimum of 14 percent of front facade wall planes, excluding garages and doorways. This shall be measured from the sill plate to the top plate by the facade length. Total area is to include windows, doors and other architectural features that fall within the described area. Gabled areas, garages and doorways are not included in the base wall calculation when determining the minimum 14 percent calculation for windows; however, windows located in those areas will count towards this requirement.
a. At least 14 percent of the area of each street-facing facade must be windows.
(1) Windows provided with garage doors and front doors can count towards this requirement.
(2) Window area is considered the entire area within the outer window frame, including any interior window grid.
5. Architectural Trim. All windows, doors and garage doors visible from a street or sidewalk shall be distinctly emphasized by exterior trim or designs such as recess or bay style. Trim shall be a minimum of three inches in width of nominal dimension. Painting is not an acceptable substitute for window trim.
6. Roof Eaves. Roof eaves with a minimum projection of 12 inches from the intersection of the roof and exterior walls shall be required for all homes.
7. All buildings shall include at least three of the following features on any street-facing facade:
a. Cantilevered second story.
b. Offset on the building face at least 16 inches from one exterior wall surface to the other.
c. Dormer that is at least four feet wide and integrated into the roof form.
d. Roof eaves with a minimum projection of 16 inches from the intersection of the roof and exterior walls.
e. Horizontal lap siding with a minimum three-inch-wide exposure. Siding materials may be wood, fiber-cement or composite.
f. Tile, metal or 30-year composition roof shingles. Three-tab shingles are not permitted.
g. Brick, stone, shingles, or other similar accent materials covering at least 30 percent of the street-facing facade or the first floor or gable.
h. Gable roof, hip roof, Dutch gable, salt box or gambrel roof design.
i. Window recesses, in all windows, of at least three inches as measured horizontally from the face of the building facade.
j. Bay window as least 16 inches deep and five feet wide.
k. Any other architectural feature approved by the director.
G. Optional Design Review Process.
1. Deviations from the single-family residential design standards shall be processed through the design review board. In order to approve, the design review board must find that the proposed deviations from the standards meet the design objectives outlined in EMC 19.12.075(B). (Ord. 2660 § 2, 2019; Ord. 2626 § 2, 2017).
19.12.080 Miscellaneous structures and street furniture.
A. Miscellaneous structures and street furniture located on private property, public ways and other public property shall be designed to be part of the architectural concept of design and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings and proportions shall be to scale.
B. Lighting in connection with miscellaneous structures and street furniture shall meet the criteria applicable to site, landscape, buildings and signs. (Ord. 1960 § 3, 1998).