Chapter 18J.130


18J.130.010    Goals.

18J.130.020    Applicability.

18J.130.030    Exemptions.

18J.130.070    Building Design.

18J.130.010 Goals.

The goals of design review within the Anderson and Ketron Islands Community Plan area are:

A.    To strive for development that maintains and preserves the privacy associated with the rural character of Anderson and Ketron Islands, protects cultural, artistic, and scenic resources, and enhances compatibility among residential, commercial, and civic uses;

B.    To utilize existing site characteristics such as clusters of trees, vegetative screening and topography to separate potentially conflicting land uses and soften the appearance of new development;

C.    To encourage the enhancement and preservation of land or buildings of unique or outstanding scenic or historical significance;

D.    To encourage well designed buildings and sites; and

E.    To ensure conservation, enhancement and proper management of natural resources, while providing for a balanced pattern of development and the needs of residents and property owners.

(Ord. 2012-2s § 8 (part), 2012; Ord. 2009-10 § 3 (part), 2009)

18J.130.020 Applicability.

A.    This Chapter shall apply to any development activity that is required to obtain building or development permits or approvals, unless otherwise exempted by PCC 18J.10.040.

B.    This Chapter contains design objectives, standards and guidelines for the following aspects of development: site design; building design; and planting design.

C.    Table 18J.130.020-1 identifies the regulated activities and the type of design review that is required:


Table 18J.130.020-1. Type of Review Required for Regulated Activities

Review Type

1. New Commercial (includes binding site plan; commercial building permits; use permit) (2)

2. Commercial or Industrial Expansion ≤ 40% of the building value (1)

3. Commercial or Industrial Expansion 41 to 60% of the building value (1)

4. Commercial or Industrial Expansion > 60% of the building value (1)

5. New Single-Family Residential






18J.130.070 A.1.

Architectural Character

Yes (3)

Yes (3)

Yes (3)

18J.130.070 A.2.

Exterior Building Materials

Yes (3)

Yes (3)

18J.130.070 A.3.

Building Mass and Size

Yes (3)

18J.130.070 A.4.

Architectural Detailing

Yes (3)

Yes (3)

Yes (3)

18J.130.070 A.5.

Window Treatment

Yes (3)

18J.130.070 A.6.

Building Color

Yes (3)

Yes (3)

Yes (3)

Yes (3)


(1)    Commercial and industrial expansion excludes any interior improvements to an existing structure. The percentage calculation is cumulative over time and is calculated based on the "Building Valuation Data" table compiled by the International Code Council and published in the Building Safety Journal, as used by the Building Official.

(2)    Only those areas of a site that are associated with a new construction activities will be subject to the standards of > 60 percent value expansion described above.

(3)    Applies to Ketron Island only.

(Ord. 2012-2s § 8 (part), 2012; Ord. 2010-70s § 15 (part), 2010; Ord. 2009-98s § 7 (part), 2010;

Ord. 2009-10 § 3 (part), 2009)

18J.130.030 Exemptions.

The following activities are exempt from the design review provisions of this Chapter:

A.    Civic buildings on Anderson Island.

(Ord. 2010-70s § 15 (part), 2010; Ord. 2009-10 § 3 (part), 2009)

18J.130.070 Building Design.

The purpose of this Section is to improve the quality of development by instituting design standards and guidelines covering new building construction and significant exterior remodels. The design guidelines and standards are intended to reflect the rural character observed on Ketron Island. The intent of the standards and guidelines is to exemplify the rural character through the use of human scale designs and natural building materials.

A.    New Building Construction.

1.    Design Objective – Architectural Character. Design buildings to incorporate features such as facades, roof forms, porches, window treatments, and architectural detailing. Avoid the use of standardized "corporate or franchise" style in the design of buildings. (See Figures 18J.130-1, 18J.130-2, 18J.130-3, and 18J.130-4)

FIGURE 18J.130-1
False front, store front, and wood siding

FIGURE 18J.130-2
Rural with timber, native stone, and porch detailing

FIGURE 18J.130-3

FIGURE 18J.130-4

a.    Standards.

(1)    All building sides shall be characterized by the same quality and type of building materials and detailing.

(2)    Accessory structures shall be designed of the same building materials, roof forms, and color as primary structures that conform to these design standards.

(3)    Where building elevations are visible, architectural details and features shall not be abruptly ended and shall transition a distance equivalent to at least 20 percent of the adjacent building elevation. (See Figures 18J.130-5 and 18J.130-6)

FIGURE 18J.130-5

FIGURE 18J.130-6

2.    Design Objective – Exterior Building Materials. Use natural materials such as stone, wood, heavy timbers, and/or as exterior building materials. Synthetic materials that simulate a natural look are acceptable.

a.    Standards.

(1)    Wood, shake, stone, brick, cedar shingle, or timber materials shall be used for facade treatment.

(2)    Asphalt composition, cedar shake, or metal shall be used for roof materials.

b.    Guidelines.

(1)    Encourage the use of native stone or brick as an accent.

(2)    Building materials used for site features such as fences, and screen walls should complement a primary on-site structure that conforms to these design standards.

3.    Design Objective – Building Mass and Size. In Rural Neighborhood Centers, design new buildings at a mass that is compatible and at a scale that fits with the rural island character.

a.    Standards.

(1)    Entrances shall incorporate one of the following building elements:

(a)    Doorways recessed at least 4 feet from the building facade;

(b)    Dormers; or

(c)    Porches.

(2)    The use of long blank walls is prohibited. The maximum allowable length of an uninterrupted building elevation is 50 feet. Visual interruptions to the planes of exterior walls may be achieved through one of the following methods:

(a)    Modulating building facades at a depth of at least 4 feet and a width of at least 8 feet;

(b)    Porches; or

(c)    Porticos (See Figure 18J.130-7).

FIGURE 18J.130-7

(3)    Roof lines shall be interrupted every 50 feet with gable, hip, or dormer roof forms or a vertical shift of at least 5 feet. (See Figure 18J.130-8)

FIGURE 18J.130-8

4.    Design Objective – Architectural Detailing. In Rural Neighborhood Centers, design new buildings and exterior remodels to include but not limited to, cornice details, trim details, timber details, knee bracing, wood siding, logs, and covered porches.

a.    Standards. Historic architectural detailing shall be incorporated into building design. At least one element from each of the following categories shall be included in the design of all new buildings and accessory structures:

(1)    Details (See Figures 18J.130-9, 18J.130-10, 18J.130-11 and 18J.130-12)

(a)    Cornice details

(b)    Trim details

(c)    Timber details

(d)    Knee bracing

FIGURE 18J.130-9

FIGURE 18J.130-10

FIGURE 18J.130-11

FIGURE 18J.130-12

(2)    Porches and Entryways (see Figure 18J.130-13)

(a)    Porches

(b)    Porticos

(c)    Recessed entryways of at least 4 feet

FIGURE 18J.130-13

(3)    Siding (See Figure 18J.130-14)

(a)    Board and baton

(b)    Horizontal clapboard

(c)    Beveled planks

(d)    Cedar shingle

(e)    Stone

(f)    Brick

(g)    Timber

FIGURE 18J.130-14

5.    Design Objective – Window Treatment. In Rural Neighborhood Centers, use windows that emphasize traditional Northwest architecture. (See Figures 18J.130-15 and 18J.130-16)

FIGURE 18J.130-15

FIGURE 18J.130-16

a.    Standards.

(1)    Window patterns shall be characterized by vertical or square proportions. When horizontal window areas are desired, groups of windows shall be installed, limiting large single pieces of glass.

(2)    For business uses only, the area of first story windows on street front elevations shall be at least twice the area of second story windows along the same side of the building.

(3)    One of the following window treatments shall be used:

(a)    Storefront windows;

(b)    Bay windows;

(c)    Multi-paned windows, or the appearance of multi-paned windows, in one over one, two over two, or four over four patterns.

(4)    Windows sills shall be situated at least 2 feet above the interior finished floor.

(5)    The use of reflective or mirrored windows is prohibited.

(6)    Window trim shall be used.

6.    Design Objective – Building Color. In Rural Neighborhood Centers, use building colors that are representative of a rural, forestry, or agricultural community.

a.    Standards. Facade colors shall not be used to identify specific tenants as typified by national corporate fast food restaurants and gasoline stations.

b.    Guidelines.

(1)    The use of natural woods are encouraged over the use of paint.

(2)    Major architectural trim or details should complement the main building's base color. Color is normally applied to major architectural trim and details such as window trim, corner siding trim, doors and door frames, knee bracing, and columns.

(3)    Minor architectural details should be highlighted with minor accent color that complements base and major trim color. Minor accent color is normally applied to window sash, doors, storefront frames and small architectural elements.

(4)    Murals may be used on building facades and are encouraged to reflect the history or natural landscape but may not be used for advertisement.

(5)    Tinting may be used as an accessory element to a permitted window treatment.

(6)    Earth tone colors should be used for masonry building materials.

(7)    The base color of the main building or a complementary major accent color should be used for metal roofs.

(Ord. 2012-2s § 8 (part), 2012; Ord. 2009-98s § 7 (part), 2010; Ord. 2009-10 § 3 (part), 2009)