Chapter 18.47 DOWNTOWN ARCHITECTURAL AND SITE DESIGN STANDARDS

D. Recognize and adapt to environmental challenges that exist within the downtown core. (Ord. 2105 § 1 (Exh. 1), 2019; Ord. 1969 § 12 (Exh. 13), 2016; Ord. 1405, 2006)

18.47.020 Applicability and compliance.

Intent.

A. To describe the types of development that are subject to the requirements of this code and all other City requirements in the City Center (CC) and Urban Residential (UR) zones.

B. To establish design standards for the City Center (CC) zone to promote greater, mixed-used densities with a more urban influence, while establishing standards for Urban Residential (UR) to reflect more traditional design styles.

C. The City Center (CC) and Urban Residential (UR) zones are as depicted on Map 1, the Downtown Design Review District Map:

D. Street classifications are as depicted on Map 2, the Downtown Street Classification Map:

(Ord. 2105 § 1 (Exh. 1), 2019; Ord. 1969 § 12 (Exh. 13), 2016; Ord. 1405, 2006)

18.47.030 Architectural design and site design standards.

The standards of this chapter shall apply to the following development actions:

A. New construction requiring a site plan review process, in the judgment of the Zoning Administrator. Examples include increases in floor area by 10 percent or more, increases in traffic or parking impacts, or actions that create other measurable impacts.

B. A change in use that would require that a site plan review be conducted, in the judgment of the Zoning Administrator.

C. For additions, repairs, or remodeling projects that do not require a site plan review, a construction estimate for the proposed work, prepared by a qualified consultant, may be required by the Zoning Administrator at the cost of the applicant. The following action may require submission:

1. Changes to existing structures where the value exceeds 25 percent of the structure.

D. For the purposes of calculating the value of the new improvements, only improvements requiring a building permit shall be counted in the valuation. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.040 Procedure and intent.

Intent. To describe the process for using the design standards and their purpose.

A. These guidelines and standards apply to all developments as outlined by FMC 18.47.020, and are processed according to the requirements of the City zoning code and building permit process.

B. The standards and guidelines in this chapter are to be used as:

1. A design aid by applicants proposing developments in the downtown core area; and

2. An evaluation tool for the City of Ferndale.

C. Guidelines versus Standards.

1. The “guidelines” and illustrative exhibits are not intended to be construed as standards themselves, but are provided in order to guide planners, design consultants, applicants and City staff about the design objectives.

2. The “standards” in this chapter are mandatory.

D. In order for City staff to review developments and their compliance with this chapter, it shall be a requirement of the applicant to provide the following information, for a typical site plan review submittal, to the City as part of the development review application:

1. Color elevations, and illustrations;

2. Materials sample exhibit, with materials labeled;

3. Photographs, computer simulations, and three-dimensional computer models or animations, if determined by staff to be necessary to ensure that the development complies with the guidelines and standards in this chapter.

E. A downtown design manual, containing explanatory models and visuals may assist staff and applicants in interpreting the provisions of this chapter. Such manual shall be made available for public viewing at the office of the City of Ferndale Community Development Department. If inconsistency between the requirements of this chapter and the design manual exists, the provisions of this chapter shall prevail.

F. Where interpretation may be necessary of any of the standards in this chapter, the Zoning Administrator shall have the authority to make interpretations and authorize modifications or deviations from the strict requirements of this chapter, when found to be in compliance with the guideline(s) listed in the applicable section and the purpose of this chapter.

G. Where the Zoning Administrator finds that deviations do not comply with the standards and have not been interpreted to meet the guidelines under the applicable section of this chapter, the Hearings Examiner is empowered to grant variances to the provisions in this chapter in accordance with the standard variance procedure found in this title, provided the purpose of this chapter is upheld and the standard variance criteria can be met. (Ord. 2105 § 1 (Exh. 1), 2019; Ord. 1969 § 12 (Exh. 13), 2016; Ord. 1405, 2006. Formerly 18.47.030)

18.47.050 Architectural design.

Architectural design regulations are provided in FMC 18.47.060 through 18.47.170. (Ord. 2105 § 1 (Exh. 1), 2019; Ord. 1405, 2006. Formerly 18.47.040)

18.47.060 Era/style of architecture.

Intent. To describe architectural design guidelines and standards for development within the CC and UR zones.

A. Guidelines.

1. All development subject to the requirements of this chapter must foster a pedestrian-scale environment desired for the downtown area.

2. New interpretations of traditional building styles are encouraged, provided they contain the pedestrian-scale architectural design features contained within these standards.

3. A single architectural style is not required for all downtown development. The Urban Residential zone defines flexible guidelines to be used in the design review process. A building’s style must be consistent throughout; inconsistent styles should not be mixed on a single building. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.070 Distinction and definition of each floor.

Intent. To provide distinct separation between floors in order to create visual interest and foster a pedestrian scale in character with the downtown area.

Figure 1: Massing

A. Guideline. Multistory buildings should be designed to accommodate a pedestrian scale by providing a sense of “base,” “middle” and “top” as shown in Figure 1 (applies to CC and UR zones).

B. Standards (Applies to CC Zone).

1. Visual separation shall be created through the use of horizontal mouldings, belt courses, or other features.

2. Buildings shall have a distinct “base” achieved through a combination of the following:

a. Windows, architectural details, bays, overhangs, masonry strips, cornice lines;

b. Texture change by using high-quality material such as stone, masonry, or decorative concrete;

c. Material module change: Ground floor ceiling height shall be taller than upper stories to reflect a historical pattern of construction. Ground floor ceiling height shall be a minimum of 10 feet.

3. Building facades must be modulated in a manner that represents historic building construction, in areas visible to public spaces or residential areas.

4. Middle floors of the building shall be made distinct from the ground floor by a change in material or color, window treatment, incorporation of balconies, stepbacks, and/or signage.

5. The top of the building shall emphasize a prominent edge when viewed against the sky, utilizing elements such as projecting parapets, cornices, upper level stepbacks, or pitched rooflines. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.080 Rooflines.

Intent. To ensure rooflines add interest and style to the building’s appearance.

Figure 2: Recessed Well Surrounded by Pitched Roof

A. Guideline (Applies to CC and UR Zones). Rooflines should present a distinct profile and appearance for the building as viewed from the street.

B. Standards (Applies to CC and UR Zones).

1. Rooftop equipment shall be concealed from public view from the street as illustrated in Figure 2, or an additional method that achieves a similar effect.

2. Rooflines shall be varied with a change in height every 25 linear feet in the building length utilizing one or more of the methods shown in Figure 3, or an additional method that achieves a similar effect.

Figure 3: Illustrates the various types of acceptable rooflines.

(Ord. 2105 § 1 (Exh. 1), 2019)

18.47.090 Detail features.

Intent. To articulate the facade in order to help reduce massing that overwhelms the nearby area, creates visual interest, and fosters a pedestrian scale in character with the downtown area.

A. Guideline (Applies to CC and UR Zones). A variety of architectural treatments and detail features should be utilized in buildings, examples of which are portrayed in Figure 1.

B. Standards (Applies to CC and UR Zones). To further accentuate the pedestrian scale of building facades in the downtown area, visual relief in the form of architectural details shall be incorporated into the building design. These details include but are not limited to the following:

1. Arches;

2. Pilasters;

3. Columns or supports;

4. Door surrounds and top pieces;

5. Kickplate for storefront window;

6. Roof brackets;

7. Medallions;

8. Tilework;

9. Lighting or hanging baskets supported by ornamental brackets;

10. Pedestrian-scale sign or sign painted on windows;

11. Public art. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.100 Building entrances.

Intent. To ensure that buildings within the downtown core feel inviting to pedestrians.

A. Guideline (Applies to CC and UR Zones).

1. Building entrances should be prominent focal points along the streetscape.

2. Entrances should enhance the pedestrian scale of the downtown area.

B. Standards (Applies in CC Zone). Buildings shall include details to clearly define the primary entrance. These details include but are not limited to the following:

1. Recess;

2. Overhang;

3. Canopy;

4. Portico;

5. Clerestory;

6. Glass window flanking door;

7. Ornamental lighting fixtures;

8. Large entry door;

9. Stone, masonry, or tile paving in entry;

10. Ornamental building name or address;

11. Pots or planters with flowers;

12. Seating.

C. Building entrances shall be located on the street side of the building: entrances to alleyways or rear parking lots may be allowed, but shall not eliminate the requirement for street-facing entrances.

1. Where a building fronts on two streets, there should be entrances on both fronts, when feasible. When a building fronts on either Main Street or Vista Drive, entrances shall be provided to those streets.

2. If a building does not front on a public street, the entry must be visible from a public street.

3. Building entrances shall be separated from each other by a minimum of 10 feet unless co-located within a recessed entry, patio, or other architectural feature of a structure. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.110 Corner locations.

Intent. Corners are high-visibility locations which can serve to characterize a broad area. The goal of this section is to place additional emphasis on building and site design at these locations.

A. Guideline (Applies in CC and UR Zones). Corner buildings on intersecting streets within downtown should be architecturally significant within the downtown context and should be visually pronounced along the skyline and on their facades. Corner locations should also offer enhanced pedestrian amenities.

B. Standards (Applies in CC Zone). Buildings located on street intersection corners (not including alleyways) shall be reinforced as pronounced visual focal points by incorporating a minimum of three of the following features in the City Center zone. Where these features are otherwise required by City code or incorporated into the building design, such features shall be enhanced at the corner location:

1. Alcove and/or corner primary entryway;

2. Balconies;

3. Integrated signage;

4. Integrated seating;

5. Public art;

6. Clock towers;

7. Plazas;

8. Distinctive roof forms;

9. Landscaping;

10. Additional architectural detailing/ornamentation. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.120 Facade materials.

Intent. To ensure new buildings reflect the character, height, and proportion of traditional commercial buildings.

A. Guideline.

1. Traditional materials designed for an expected lifespan of 100-plus years (such as those used traditionally) are preferred. Brick, stone, and other masonry applications are appropriate for all building facades. Wood and metal are appropriate for window, door, and storefront surrounds, and may be utilized as primary accents to other materials (applies to CC zone).

2. Colors should be internally compatible within the context of a single building facade (applies to CC and UR zones).

B. Standards (Applies to CC and UR zones).

1. Matte or nonreflective wall finishes are preferred. Polished stone and mirrored glass are prohibited.

2. New materials may be considered when they relate to those used historically in scale, texture, finish, and detailing. New materials shall have a demonstrated durability in the Ferndale climate. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.130 Windows and window arrangement (fenestration).

Intent. To engage with pedestrians from the public streetscape.

A. Guidelines (Applies to CC and UR zones).

1. The public should be able to see street-level storefronts, windows, merchandise, and other aspects of business activity. Upper story windows should be architecturally compatible with the overall pedestrian scale of the building and downtown character through the use of appropriate type and size of windows and window placement patterns.

2. Windows should be architecturally enhanced through framing features that add relief and visual interest to the building facade.

3. Windows should be oriented with a vertical emphasis in a manner compatible with historical construction.

4. Transom windows are highly encouraged.

B. Standards.

1. For ground-floor facades in the CC zone where the ground floor is used or designed for commercial use, display windows shall cover a minimum of 70 percent of the length of the facade and a minimum of 50 percent of the total ground-floor facade area where feasible.

2. For upper-floor facades in the CC and UR zones windows shall cover a minimum of 40 percent of the length of the facade and a minimum of 25 percent of the total facade area where feasible.

3. For ground-floor facades in the UR zone windows shall cover a minimum of 50 percent of the length of the facade and a minimum of 30 percent of the total groundfloor facade area.

4. Windows shall not be darkened at the street level (applies in CC and UR zones).

5. Reflective glass is prohibited (applies in CC and UR zones).

6. Windows shall contain trim features designed to accentuate the window frame such as:

a. Window sills;

b. Shutters;

c. Projecting sills;

d. Lintels;

e. Moulding.

(Applies in CC and UR zones.)

7. Window groupings and windowpane patterns shall be sized and spaced regularly and evenly to produce a pedestrian scale rhythm along the building facade (applies in CC and UR zones). (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.140 Awnings/weather protection.

Intent. To create inviting entrances by providing protection from the elements and encouraging business activity in all types of weather.

A. Guideline (Applies in CC and UR Zones). Awnings and canopies should be incorporated into the downtown streetscape in a manner that is practical, visually pleasing, and integrated into the architecture of the building facades.

B. Standards (Applies in CC and UR Zones).

1. Ground-floor awnings shall be provided above all entrances and along a minimum of 50 percent of the frontage of commercial buildings.

2. Backlit awnings are prohibited unless dark colors encompass at least 75 percent of the lighted portion of the awning and glare and reflection into the public realm are reduced to the greatest extent practical.

3. Awnings or canopies shall not interfere with street trees, lighting, or in any other manner regarding the public use of the right-of-way.

4. Awnings and canopies shall be constructed of high-quality, long-lasting, weatherresistant materials that are architecturally consistent with the building facade design. Colors shall be compatible with the overall color scheme of the facade, including adjacent buildings where feasible. Solid, darker colors are preferred.

5. The use of vinyl or plastic for awnings/canopies is prohibited.

6. The minimum depth of any canopy or awning shall be five feet, unless limited by the building code or in conflict with other provisions within these standards.

7. The vertical dimension between the underside of the canopy or awning shall be at least eight feet and no more than 12 feet.

8. Awnings may extend over the walkway from the building’s face up to a maximum of eight feet, but in no case closer than two feet from the edge of sidewalk or within any driving lane.

9. Weather protection features such as awnings and canopies shall be designed in a manner to be architecturally compatible with the building and site. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.150 Lighting.

Intent. To increase safety and enhance architectural features of buildings, while shielding fixtures to minimize light spill onto nearby properties.

A. Guideline (Applies to CC and UR Zones). Lighting should be provided in the downtown area at an appropriate amount so as to provide for pedestrian safety, and accentuate the architectural elements of building facades. Lighting should not be excessive or intrusive in terms of glare produced off site, within the public right-of-way, or into the night sky.

B. Standards (Applies to CC and UR Zones). Site and architectural lighting shall be designed to reduce the visual impacts of site and architectural lighting.

1. Light fixtures shall have shields directing light downward or onto the building facade, reducing off-site glare.

2. Lighting shall be designed to reduce light spill-off, unless light falls on the sidewalk or public space.

3. Site and architectural lighting shall be designed considering the historic influence of existing buildings.

4. Site and architectural lighting shall be designed to increase efficiency through use of energy efficient lighting.

a. The applicant shall use LED light bulbs designed to appear as traditional incandescent lighting, keeping character of traditional lighting. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.160 Fences.

Intent. Fences and walls shall enhance the downtown public space and remain consistent with the pedestrian scale and architectural elements of downtown.

A. Standards (Applies to CC and UR Zones).

1. Fences visible from the public right-of-way shall be decorative and constructed of coated steel or similar material to resist rust and decay.

2. In non-publicly visible areas other fencing materials shall be permitted; prohibited materials are listed below.

3. The following types of fencing materials are prohibited in the CC and UR zones:

a. Chain link;

b. Plastic;

c. Barbed wire, concertina wire, or razor wire;

d. Hollow metal tubing smaller than one-inch outside diameter;

e. Plywood, chipboard, particleboard, or other engineered wood products;

f. Pipe fittings designed for plumbing or steam fitting;

g. Cast concrete without decorative texture treatment;

h. Plain concrete block without decorative texture treatment;

i. Corrugated or flat sheet metal;

j. Exposed pressure treated wood with perforations. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.170 Signs.

Intent. To ensure commercial and other signs contribute to the visual quality and character of downtown.

A. Guideline (Applies to CC and UR Zones). Signs within the downtown area should be regulated so that signs are integrated architecturally into the overall character of the streetscape while still allowing businesses to express creativity and individualism.

B. Standards (Applies to CC and UR Zones).

1. Required.

a. Signage shall be comprehensively designed with the building so as to be an integral part of the building’s architectural style.

b. Colors, materials, sizes, shapes and lighting of signs shall be compatible with the architecture of the building, and the business it identifies.

c. Sign materials shall be durable, weather-resistant and easy to maintain.

d. Signs may be mounted on the face of the building so long as the advertising does not detract or overpower the building architecture and scale.

e. Wall murals and other artwork of a noncommercial nature shall be visually appealing and not overpower the streetscape.

f. Internally illuminated signs shall consist of a dark background color that encompasses a minimum of 75 percent of the area of the face of the illuminated sign. Illuminated signs within the CC zone are restricted to 75 percent of the total. The applicant shall be responsible for demonstrating compliance with this provision, if in question.

2. Prohibited.

a. Corporate marketing themes, logos, and colors shall not be a dominant visual feature of the site or building.

b. Temporary freestanding reader boards such as those with changeable copy and/or designed to be moved by means of wheels. This does not include sandwich board signs.

3. Additional Constraints.

a. The maximum height of freestanding signs in the CC and UR zones is 15 feet in order to keep with the pedestrian scale of the district.

b. Projecting signs are restricted to a maximum of 20 square feet. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.180 Site design.

Site design regulations are provided in FMC 18.47.190 through 18.47.230. (Ord. 2105 § 1 (Exh. 1), 2019; Ord. 1969 § 12 (Exh. 13), 2016; Ord. 1405, 2006. Formerly 18.47.050)

18.47.190 Building orientation.

Intent. To create a comfortable atmosphere for pedestrians within the public space.

A. Guideline (Applies to CC and UR Zones). Buildings in the downtown area should be oriented so as to provide for an inviting, active pedestrian corridor.

1. Buildings on parcels at the end of the block can orient pedestrian entrances toward the corner to reduce monotony in building frontage.

B. Standards (Applies to CC and UR Zones).

1. Buildings shall be oriented towards the street, not towards the alley or parking area.

2. Class A street frontage shall take priority over Class B street frontage when orienting buildings.

3. Pedestrian entrances shall provide direct access to the public sidewalk.

4. Where parcels have multiple frontages, buildings shall be designed with orientation towards both streets as much as feasible. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.200 Screening of mechanical units, utilities, and service areas.

Intent. To provide an organized and aesthetically clean public space.

A. Guideline (Applies to CC and UR Zones). Outdoor service areas, mechanical equipment, and utilities should not be visible to the public in the downtown area. Such areas should be intentionally screened and/or integrated into the building design to not detract from the character of downtown. Wherever possible, applicants are encouraged to locate these areas within the building itself.

B. Standards (Applies to CC and UR Zones).

1. No areas for outdoor storage, trash collection or compaction, loading or other such uses shall be visible from any public street, or public sidewalk, except when visibility is exclusively from alleys.

2. Trash and recycling facilities shall be provided in sizes designed to serve as many tenants as is feasible.

3. Loading docks, truck parking, outdoor storage, utility meters, HVAC and other mechanical equipment, trash collection/compaction, and other service functions shall be designed so that visual and acoustical impacts of these functions are fully contained and out of view from adjacent properties and public streets.

4. Conduit, meters, vents and other equipment attached to or protruding from the building shall be located on other than the primary facade wherever feasible. Where not feasible, they shall be painted or screened so as to match surrounding building surfaces.

5. Outside areas, used on a long-term or regular basis for inventory storage or sale, overstock, seasonal goods, bulk items and the like, shall be located within an area that is permanently screened with walls or fences.

6. All screening shall be architecturally compatible with the building served in terms of the type and quality, and color of materials. Nothing shall preclude the use of landscaping or low-impact stormwater development as screening; provided, that it is compatible with the overall site design and building architecture.

7. Vertically oriented utilities and downspouts shall not be located on primary facades unless no other reasonable alternative exists. When present they shall be screened or painted to blend in with the building facade and not detract from the architectural rhythm. Landscaping associated with bioswales or rain gardens at the base of downspouts may be approved.

8. Air conditioning units and communication equipment such as satellite dishes or similar equipment shall not be located on the primary facade of the structure.

9. When rooftop equipment is visible from adjacent developments from the street level, additional means of screening shall be required, including painting or screening such equipment in a manner that ensures the equipment blends in with the rooftop as much as is practical. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.210 Parking and access.

Intent. To foster accessible and efficient parking, designed to favor a walkable and pedestrian-oriented public space.

A. Guidelines (Applies to CC and UR Zones).

1. The public street frontage should be oriented toward pedestrian access and shall provide close contact between the sidewalk and buildings.

2. Curb cuts for access to parking should be limited and should be shared as much as feasible. Vehicles blocking the sidewalk should be avoided through design.

3. Drive-up service windows should be limited in the CC and UR zones and where permitted should not obstruct the pedestrian flow on area sidewalks, or disrupt the use of adjacent properties.

B. Standards (Applies to CC and UR Zones).

1. Off-street parking shall not be located between the building and a Class A street.

2. No more than 25 percent of the required parking shall be located between the building and a Class B street.

3. No vehicular exits shall be permitted onto Main Street and entrances from Main Street are limited to one per development.

4. In all instances, parcels that can feasibly be accessed from alleys or Class B streets shall be designed to avoid any vehicular access to or from Main Street.

5. No drive-up service windows shall be permitted to have entry or exit onto Main Street.

6. Drive-up service windows shall minimize to the extent feasible any exits onto Class B streets. All exits and entrances should be accessed through preexisting alleys where possible.

7. All drive-up service window communication devices shall be designed, installed, and maintained to avoid excessive noise impacts on adjacent parcels. Nuisance noise regulation shall apply to their operation. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.220 Sidewalks/pedestrian connectivity.

Intent. To create sidewalks and pedestrian spaces that are comfortable and enjoyable.

A. Standards (Applies to CC and UR Zones).

1. Sidewalks shall be provided along all street frontages up to all building entries.

2. Clearly delineated pedestrian walkways are required in parking lots with 10 parking spaces or more. Walkways shall be delineated by means of changes in texture such as stamped concrete, pavers, and/or changes in color, etc. Pedestrian connections to neighboring streets and paths should be developed where possible. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.230 Public outdoor spaces.

Intent. To create public outdoor spaces that reflect the community of Ferndale, foster comfort, encourage aesthetic appeal, and create a sense of place.

A. Guideline (Applies to CC and UR Zones). The downtown streetscape should be enhanced to provide amenities for pedestrians within public outdoor spaces.

1. Public outdoor space such as eating and seating areas, plazas, retail alcoves and inner courtyard spaces are encouraged. Entry alcoves and small outdoor pedestrian spaces may be located between the building and the sidewalk, subject to Chapter 12.22 FMC, and should not obstruct pedestrian traffic.

B. Standards (Applies to CC and UR Zones).

1. Street furniture and accessories shall be added to the public space in relation to the scale of each development project, subject to review and approval through an encroachment permit.

2. Any building with 10,000 or more square feet of commercial space shall provide ground-floor outdoor space available to the public at a ratio of 20 square feet per 1,000 square feet of commercial floor area, unless the applicant can demonstrate that this requirement is infeasible.

3. Public outdoor space shall be visible and accessible to the public.

4. Plazas, courtyards, and other pedestrian spaces shall include at least three of the following:

a. Special interest planting with a wide range of plant materials.

b. Pedestrian scale, bollard, or other accent lighting.

c. Special paving, such as colored/stained concrete, brick or other unit pavers.

d. Public art.

e. Seating, such as benches, tables, or low seating walls.

f. Water feature.

g. Any other feature which reinforces the pedestrian nature of downtown by increasing, or providing, activities within the public open space.

5. All site furnishings such as benches, tables, and other pedestrian amenities shall meet the following standards:

a. Amenities shall be made of durable, weather-resistant and vandal-resistant materials.

b. Amenities shall be consistent with the overall character and appearance of the development.

c. Amenities shall not block pedestrian access to main walkways, including public sidewalks, open space areas, public utilities such as fire hydrants, access from parked vehicles, and/or building entrances.

d. Amenities shall be provided at locations such as main pedestrian walkways, building entrances, plazas, open space areas, and other pedestrian areas.

6. Bike racks shall be provided by the applicant for buildings containing more than 10,000 square feet in gross floor area. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.240 Special provisions.

Special provisions are provided in FMC 18.47.250 through 18.47.300. (Ord. 2105 § 1 (Exh. 1), 2019; Ord. 1405, 2006. Formerly 18.47.060)

18.47.250 Development adjacent to the river.

Intent. To promote aesthetically pleasing frontage and public use along the Nooksack waterfront.

A. Guideline (Applies to CC and UR Zones). Pedestrian access to the Nooksack River shall be provided. Reorientation to the river should also be encouraged for those properties that can take advantage of views through patios, balconies and other amenities facing the river and trail areas.

B. Standards (Applies to CC and UR Zones).

1. New development shall face the river, to the greatest extent practical.

2. Redeveloping properties shall reorient to the river.

3. Building facilities and support elements shall occur on the side of buildings, and not in between the water and the development. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.260 Floodplain consideration.

Intent. To protect property and lives located in the FEMA 100-year floodplain. The following guidelines and standards are intended to ensure the safety of land use development and citizens are protected during a flood event:

A. Guideline (Applies to CC and UR Zones). A significant portion of the CC and UR zones is located within the FEMA 100-year floodplain, and is thus required to be constructed in a manner that may require the lowest habitable floor to be above grade from public sidewalks. In such cases, it is the intent of these standards to relieve such developments from some of the technical requirements at those locations which would otherwise conflict with floodplain regulations, so long as the facade treatments are similar in nature and effect to those that would otherwise be required.

B. Standards (Applies to CC and UR Zones).

1. All development within the FEMA 100-year floodplain shall comply with Chapter 15.24 FMC, Floodplain Management.

2. Where underground parking is proposed within the floodplain, entrances shall be located in the rear and accessed by an alley whenever feasible. Corner sites shall not take access from the street where the primary facade is located. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.270 Multifamily development.

Intent. To encourage multifamily housing and ensure design standards of this chapter do not interfere with such development.

A. Guideline (Applies to UR Zone).

1. With the interest of high-density residential development in the UR zone, standards in this chapter may be relaxed by the Zoning Administrator.

B. Standards requiring first floor residential units may be waived when interference with privacy occurs. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.280 Historical properties and restoration.

Intent. To encourage the preservation and restoration of historical properties and building characteristics when applicable.

A. Guideline (Applies to CC and UR Zones). Restoration and preservation of historical properties within the downtown area is encouraged. Restoration of existing facades, when the work is not inconsistent with these standards and when the work attempts to bring a structure into greater compliance with these standards, should be exempt from this chapter; provided, that the work is cosmetic only and does not affect the site layout or increase the nonconformity of a structure.

B. Standards (Applies to CC and UR Zones).

1. Standards of this chapter may be waived by the Zoning Administrator if a property is on the local, state or national historic register, with the intent of preserving historical characteristics.

2. Existing facades containing historical elements that bring character to the building or street front should be preserved and restored. If the elements are too dilapidated to be restored, then elements that closely relate to the original should be used.

3. Infrastructure on historical buildings should be maintained and restored and brought up to standards.

4. Historical building materials should be protected from the use of damaging chemical treatments. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.290 Downtown performance standards.

Intent. To ensure adequate maintenance on downtown properties.

A. Applicability. All activity within the CC and UR zones is subject to the following maintenance and repair guidelines and performance standards, regardless of whether a development permit is required.

B. Guideline. Owners are encouraged to organize and participate in community-sponsored clean-up and maintenance programs for the downtown area in order to preserve the overall downtown image and ensure lasting quality of the visual appearance of buildings. Coordinated timing of such maintenance activities also helps limit the number of individual street and sidewalk closures necessary for such maintenance work.

C. Standards. The owner(s) of buildings are responsible for maintenance, cleaning and repair of any damage in the following areas:

1. Streets and alleys (“frontage”) adjacent to each building.

a. Clean debris from sidewalks and alleys.

b. Keep merchandise from interfering with pedestrian access.

c. Clean garbage around dumpsters.

d. Keep the sidewalk clean and in good repair.

e. Ensure weather stripping is maintained in order to conserve energy.

2. Windows, Doors.

a. Clean debris from all glazing, including upper stories.

b. Immediately replace broken glass or repair other damage.

3. Storefronts.

a. Repair damage to any part of building facade.

b. Replacement materials must be of the same material type, color, and quality as those that failed. If entire facade is being replaced, new facade shall be consistent with this chapter.

c. Wash building facade when visible signs of debris are present.

d. Paint, repaint (except for masonry).

e. In the event of nonconforming painted masonry, new paint may be used so long as it is consistent with these standards.

4. Roofs.

a. Clean debris from/repair gutters and downspouts as necessary.

b. Patch leaks in the roof.

c. Replace deteriorated flashing and/or recaulk as necessary.

5. Awnings/Canopies.

a. Wash fabric awnings regularly.

b. Replace worn, damaged, or faded fabric awnings.

c. Resecure loose awning hardware.

6. Signs.

a. The following standards are above and beyond those found in Chapter 18.80 FMC.

b. Replacement of any sign, including copy, shall be done in accordance with the sign standards adopted in this chapter.

7. Lighting. Replace burned out bulbs with those containing wattage consistent with these standards, regardless of original bulbs.

D. Administration, Enforcement, and Penalty. Enforcement procedures and the penalties resulting from violations of this chapter shall be administered pursuant to Chapter 1.12 FMC. (Ord. 2105 § 1 (Exh. 1), 2019; Ord. 1405, 2006. Formerly 18.47.070)

18.47.300 Definitions.

Definitions are provided in FMC 18.47.310 through 18.47.435. (Ord. 2105 § 1 (Exh. 1), 2019; Ord. 1969 § 12 (Exh. 13), 2016; Ord. 1405, 2006. Formerly 18.47.080)

18.47.310 Articulate.

“Articulate” means to give emphasis to or distinctly identify a particular element. An “articulated facade” means the face of a wall on which elements on the face of the wall, including a change in setback, materials, roof pitch or height, are emphasized. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.315 Belt courses.

“Belt courses” means a horizontal band that defines floors or elements on the facade of a building. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.320 Building mass.

“Building mass” means the building’s expanse or bulk and is typically used in reference to structures of considerable size. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.325 Clerestory.

“Clerestory” means a continuous band of windows located just below the ceiling of a generally tall and important space. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.330 Corbels.

“Corbels” means a structural piece between the roof and top wall of a building that supports weight. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.335 Cornice.

“Cornice” means a horizontal decoration that crowns the roof of a building. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.340 Courtyard.

“Courtyard” means an open space enclosed partly or wholly by a building. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.345 Dormer.

“Dormer” means a window set vertically in a gable projecting from a sloping roof. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.350 Downtown.

“Downtown” means all land within the CC and UR zones, as defined in the City’s official zoning map. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.355 Facade.

“Facade” means the portion of any exterior elevation on the building extending from grade to the top of the parapet, wall or eaves and extending the entire length of the building. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.360 Feasible.

“Feasible” means capable of being accomplished with a reasonable amount of effort, cost, or other hardship. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.365 Gable.

“Gable” means a triangular wall section at the end of a pitched roof, bounded by the two roof slopes. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.370 Guidelines.

“Guideline” means a recommended and encouraged standard when specific standards do not apply. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.375 Hip roof.

“Hip roof” means a roof without gables. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.380 Kickplate.

“Kickplate” means a protective cover on the bottom of a first floor wall. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.385 Lintel.

“Lintel” means a horizontal weight-bearing element above an arch, door or window. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.390 Modulation.

“Modulation” means a change in plane. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.395 Parapet.

“Parapet” means the portion of a wall that extends above the roofline. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.400 Pedestrian scale.

“Pedestrian scale” means the use of human proportioned architectural features and site design elements clearly oriented to pedestrian activity. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.405 Pilaster.

“Pilaster” means an element of a building facade that appears to be a column but doesn’t support any weight. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.410 Plaza.

“Plaza” means an open area usually located near urban buildings and often featuring walkways, trees and shrubs, places to sit, and sometimes shops. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.415 Portico.

“Portico” means a porch or walkway with a roof supported by columns, often leading to the entrance to a building. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.420 Public outdoor space.

“Public outdoor space” means an area devoted to the public as an amenity. The space can include covered areas, drinking fountains, sitting benches, etc. It shall not include stored merchandise. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.425 Roof bracket.

“Roof bracket” means a decorative architectural element between the roof and top wall of a building. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.430 Standard.

“Standard” means a mandatory requirement. (Ord. 2105 § 1 (Exh. 1), 2019)

18.47.435 Zoning Administrator.

“Zoning Administrator” means the Community Development Director or authorized designee. (Ord. 2105 § 1 (Exh. 1), 2019)