Chapter 18J.90



18J.90.010    Goals.

18J.90.020    Applicability.

18J.90.060    Site Design. Revised 3/18

18J.90.070    Building Design.

18J.90.100    Home Historical District Design Guidelines. Revised 3/18

18J.90.010 Goals.

The goals of design review within the Key Peninsula Community Plan area are:

A.    To strive for development that is visually attractive, compatible with the rural and agricultural identity of the community, harmonious with the atmosphere and residential character of the area and respectful of the natural environment;

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;

E.    To size new buildings to the human scale; and

F.    To implement low impact development design standards where feasible.

(Ord. 2008-15s § 3 (part), 2008)

18J.90.020 Applicability.

A.    This Chapter shall apply to any development activity that is required to obtain building or development permits or approvals within rural commercial centers, 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.90.020-1 identifies the regulated activities and the type of design review that is required:


Table 18J.90.020-1. Type of Review Required for Regulated Activities

Review Type

1. New Multi-Family, Civic, Commercial, Industrial, Binding Site (4)

2. Multi-Family, Civic, Commercial or Industrial Expansion < 40% of building value (1)(2)

3. Multi-Family, Civic, Commercial or Industrial Expansion 41% to 60% of building value (1)(2)

4. Multi-Family, Civic, Commercial or Industrial Expansion > 60% of building value (1)(2)





18J.90.060 A.1.

Outdoor Plazas and Seating Areas



18J.90.070 A.1.

Architectural Character




18J.90.070 A.2.

Exterior Building Materials


18J.90.070 A.3.

Building Mass and Size

Yes (3)

18J.90.070 A.4.

Roof Forms


18J.90.070 A.5.

Architectural Detailing

Yes (3)

Yes (3)

Yes (3)

18J.90.070 A.6.

Window Treatment

Yes (3)

18J.90.070 A.7.

Building Color






(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.

(3)    Applicable in Rural Centers only.

(4)    Includes commercial building permit.

(Ord. 2012-2s § 8 (part), 2012; Ord. 2010-70s § 15 (part), 2010; Ord. 2009-98s § 7 (part), 2010; Ord. 2008-15s § 3 (part), 2008)

18J.90.060 Site Design. Revised 3/18

Site Design objectives and standards are intended to ensure the built environment is integrated with the natural environment and to provide connections to surrounding land uses.

A.    Site Design.

1.    Design Objective – Outdoor Plazas and Seating Areas. Developments that involve eating and drinking establishments shall be designed in a manner to create outdoor gathering spaces by using the following elements:

a.    Standards.

(1)    Utilize one of the following:

(a)    Courts;

(b)    Plazas;

(c)    Patios;

(d)    Covered space; or

(e)    Seating areas. (See Figure 18J.90-1)

(2)    Outdoor gathering spaces shall not be less than 10 percent of the total floor area of the multiple on-site buildings.

FIGURE 18J.90-1

b.    Guidelines.

(1)    New building or other site improvements should be similar in relation to size, bulk, view blockage, and scale to adjacent developments where existing developments conform to these design standards.

(2)    Locate outdoor gathering spaces to maximize sun exposure, and in locations where soils have good infiltration.

(3)    Plazas and courts should be accessible to the pedestrian.

(Ord. 2017-28s § 8 (part), 2017; Ord. 2010-70s § 15 (part), 2010; Ord. 2009-98s § 7 (part), 2010; Ord. 2008-15s § 3 (part), 2008)

18J.90.070 Building Design.

The purpose of this Section is to improve the quality of development on the Key Peninsula by instituting design standards and guidelines covering new building construction and significant exterior remodels. The design guidelines and standards are intended to reflect the historic or rural character observed on the Key Peninsula. 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.90-2, 18J.90-3, 18J.90-4, and 18J.90-5)

FIGURE 18J.90-2
False front, store front, and wood siding

FIGURE 18J.90-3
Rural with timber, native stone, and porch detailing

FIGURE 18J.90-4

FIGURE 18J.90-5

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.90-6 and 18J.90-7)

FIGURE 18J.90-6

FIGURE 18J.90-7

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.

(3)    The use of Spanish red clay, Oriental tile, or stucco is prohibited as it does not reflect the context or historical character of the Key Peninsula.

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 Centers, design new buildings at a mass that is compatible and at a scale that is oriented to the pedestrian.

a.    Standards.

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

(a)    Doorways recessed at least 4 feet from the building facade (See Figure 18J.90-8);

(b)    Dormers (See Figure 18J.90-9); or

(c)    Porches (See Figure 18J.90-10).

FIGURE 18J.90-8

FIGURE 18J.90-9

FIGURE 18J.90-10

(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 depth of least 4 feet and a width of at least 8 feet;

(b)    Porches; or

(c)    Porticos (See Figure 18J.90-11).

FIGURE 18J.90-11

(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.90-12)

FIGURE 18J.90-12

4.    Design Objective – Roof Forms. Design buildings to incorporate gable, gambrel, hip, dormer, or false front roof forms. (See Figure 18J.90-13)

FIGURE 18J.90-13
(Acceptable roof forms)

a.    Standards.

(1)    Buildings shall be designed with gable, gambrel, or hip roof forms with a minimum 4:12 roof pitch. (See Figure 18J.90-14) False fronts, giving the appearance of a flat roof, may be used.

FIGURE 18J.90-14

(2)    Roof planes shall be varied by using gable ends and/or dormers unless a false front is used.

(3)    The use of flat, mansard, dome, or butterfly roof forms, as illustrated in 18J.90-15, is prohibited.

FIGURE 18J.90-15
(Unacceptable roof forms)

5.    Design Objective – Architectural Detailing. In Rural 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.90-16, 18J.90-17, 18J.90-18 and 18J.90-19)

(a)    Cornice details

(b)    Trim details

(c)    Timber details

(d)    Knee bracing

FIGURE 18J.90-16

FIGURE 18J.90-17

FIGURE 18J.90-18

FIGURE 18J.90-19

2)    Porches and Entryways (See Figure 18J.90-20)

(a)    Porches

(b)    Porticos

(c)    Recessed entryways of at least 4 feet

FIGURE 18J.90-20

(3)    Siding (See Figure 18J.90-21)

(a)    Board and baton

(b)    Horizontal clapboard

(c)    Beveled planks

(d)    Cedar shingle

(e)    Stone

(f)    Brick

(g)    Timber

FIGURE 18J.90-21

6.    Design Objective – Window Treatment. In Rural Centers, use windows that emphasize first floor turn-of-the-century storefront or traditional Northwest architecture. (See Figures 18J.90-22 and 18J.90-23)

FIGURE 18J.90-22

FIGURE 18J.90-23

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-pained 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.

7.    Design Objective – Building Color. Use building colors that are representative of a rural, forestry, or agricultural community. Avoid bold or bright primary colors and corporate franchise colors.

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 of Key Peninsula 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.

(8)    The use of bold or primary colors for the main body of buildings should be avoided.

B.    Signs. See Title 18B, Sign Code, for the design standards and guidelines that apply to Key Peninsula Community Plan area.

(Ord. 2008-15s § 3 (part), 2008)

18J.90.100 Home Historical District Design Guidelines. Revised 3/18

The purpose of this Section is to recognize Home's architectural significance that is derived from the scale, character and open space relationships between relatively small buildings and a diversity of building stock. Sustaining the character of Home depends on the maintenance of existing buildings and care in altering the building stock and conscientious placement and design of new buildings. Home's diverse building stock gives Home vitality. Through care with respect to site planning, scale and proportion, and material selection, this vitality can be preserved as existing buildings in Home are rehabilitated, restored and altered and as new buildings are added. Suggested guidelines were developed on the basis of research conducted for the Home, Washington Historic District Survey and Inventory. These guidelines should serve as a basic resource of design recommendations for anyone who is constructing or remodeling residential and commercial structures. The details can be found in the Home Historic District Design Manual available at Pierce County Planning and Public Works, Key Peninsula Library, or on the Pierce County website. (Ord. 2017-12s § 2 (part), 2017; Ord. 2008-15s § 3 (part), 2008)