Chapter 18.54 OVERLAY DISTRICTS

The intent of the overlay district is to provide specific emphasis for certain uses and/or activities and/or development standards that are to be applied to a particular area. Overlay districts may or may not include different underlying zoning districts. (Ord. 1016 § 1, 2006; Ord. 961 § 1, 2003)

18.54.020 Application – General.

A. Unless stated otherwise, an overlay district shall not exclude uses listed as allowed outright or allowed by a conditional use permit in the general application of the underlying district.

B. Unless stated otherwise, development standards specific to the overlay district shall be only applied to the specific uses and/or activity stated therein.

C. Unless stated otherwise, development standards specific to the underlying district shall be applied to all uses and/or activity stated therein. (Ord. 1016 § 1, 2006; Ord. 961 § 1, 2003)

Article I. Highway Business Overlay District (HB)

18.54.110 HB intent.

A. The primary intent of the highway business overlay is to accommodate businesses that provide products or services that require a majority of customers to access the business by automobile while protecting and preserving the residential use of surrounding properties.

B. The highway business overlay has been developed to respond to business growth pressures extending along SR-215 from the C-1 district to the SR-97 access routes. While the zoning for this district is currently intended for a mixture of housing types from single-family to multifamily residential, the actual development pattern includes a mixture of repair, retail, service and home-based businesses. The highway business overlay seeks to provide a mechanism to more readily permit and encourage compatible business development along the highway corridor while preserving the primary intent of the district.

C. To meet these potentially conflicting goals, the district establishes standards and guidelines, which shall be applied to businesses desiring to locate within the highway business district overlay zone. The standards and guidelines set forth in this article are established as additional requirements to those general standards set forth in Chapters 18.56 through 18.84 OMC, inclusive. (Ord. 1034 § 1, 2006; Ord. 961 § 1, 2003)

18.54.120 HB district territory defined.

The parcels of land to which this article shall apply have the following attributes:

A. Is either:

1. South (southwesterly) of the Conconully Street right-of-way and is north (northeasterly) of Gordon Street; or

2. South (southwesterly) of Greta Street right-of-way and north (northeasterly) of Maple Street; and

B. Abuts the SR-215 (Second Avenue) right-of-way by not less than 40 feet of frontage. Exception: A deviation to the width of the abutment may be allowed by a conditional use permit in accordance with Chapter 18.92 OMC for the use when it is found that in addition to the specified standards, otherwise full consistency with the intent and purpose of the district and the immediate neighborhood is found; and

C. Primary permitted vehicle access is from SR-215, unless alternative commercial access in conformance with highway access standards has been approved. In no case shall a permitted commercial use have a vehicle access connection with Third Avenue. (Ord. 1034 § 1, 2006; Ord. 961 § 1, 2003)

18.54.130 HB amendments to lands applied.

In the event of future minor parcel boundary alterations, such as boundary line adjustments, parcel consolidations, and short subdivisions which increase or reduce applicable parcels bounding SR-215, amendments to the external boundaries of the overlay district shall be as provided in OMC 18.54.120 administratively. (Ord. 1034 § 1, 2006; Ord. 961 § 1, 2003)

18.54.140 HB uses allowed outright.

Uses allowed outright within the area covered by the highway business overlay shall conform to the standards and guidelines set forth in this title per the officially adopted zoning map contained herein. (Ord. 1034 § 1, 2006; Ord. 961 § 1, 2003)

18.54.150 HB uses allowed by administrative review.

Applications submitted for review of a business proposed under the highway business overlay district and their accessory uses and structures shall be completed by administrative review in accordance with Chapter 18.100 OMC. Applications for the following uses may be considered under the highway business overlay district; provided, all applications shall conform to the specific provisions set forth in OMC 18.54.170:

A. Bakeries;

B. Banks and financial buildings;

C. Barber and beauty shops;

D. Drug stores;

E. Eating and drinking establishments;

F. Gift shops;

G. Medical buildings;

H. Micro processing/manufacturing establishments as permitted by Chapter 18.66 OMC as additional requirements and restrictions;

I. Office buildings, nongovernmental;

J. Professional buildings, nongovernmental;

K. Retail stores;

L. Tourist information centers;

M. Lodging house (a.k.a., bed and breakfast);

N. Service business, nonautomotive-related;

O. Art and artisan galleries;

P. Home occupations permitted per the standards of Chapter 18.68 OMC without the notice and comment period. (Ord. 1172 § 2(E), 2017; Ord. 1034 § 1, 2006; Ord. 961 § 1, 2003)

18.54.160 HB general standards.

Chapters 18.56 through 18.84 OMC, inclusive, list general standards that apply to uses and structures within this district. (Ord. 1034 § 1, 2006; Ord. 961 § 1, 2003)

18.54.170 HB specific standards.

A. Nonconforming residential and commercial uses existing at the time of adoption of the ordinance codified in this chapter can be enlarged, expanded or replaced only upon the issuance of a conditional use permit in accordance with Chapter 18.92 OMC.

B. Commercial or retail uses, establishments, or structures established by the highway business overlay shall conform in average appearance, proportion, mass, size and setback to the currently established single-family residential structures within 300 feet in either direction from the proposed structure or use.

C. Off-street parking, if required and/or provided, shall be constructed in rear or side yard locations so as to preserve the streetscape appearance of the district.

D. Signage established for advertisement of commercial, professional, or retail uses shall be confined within the boundaries of the property advertised and shall conform with the residential sign standards established under Chapter 18.72 OMC.

E. Exterior lighting established for business illumination, safety, or protection shall be shielded to prevent wash or glare onto any residential adjoining premises.

F. All products, equipment, material, goods and services shall be kept, stored, operated and/or conducted within the confines of a building, excepting nursery plant stock and finished artwork.

G. Storm water shall be disposed of on-site in a manner consistent with current best management practices.

H. Garbage and refuse containers shall be kept orderly and screened from view.

I. Incentives. Permitted uses specified in OMC 18.54.150 may receive a bonus of an additional three percent of lot coverage for each element noted below, up to an additional 12 percent total increase to lot coverage otherwise restricted by Chart 2, OMC 18.60.030, when the property has the following attributes:

1. Construction and maintenance of a municipal standard sidewalk and curb a minimum of five feet in width, in the abutting right-of-way.

2. Maintained, fully landscaped yards and buffers of not less than 25 percent of the lot.

3. Construction or maintenance of a single joint connection permitted in accordance with the highway access management program.

4. Provided off-street parking not less than the number consistent with new construction and a facility configuration that does not promote on-street parking.

5. Fully paved driveway and parking area.

6. The installation of a flag pole, of appropriate scale to the building to which it is appurtenant.

7. Fully screened parking area.

J. Incentives do not supersede the authority to condition. With cause, and in accordance with the purpose and intent to apply conditions on the proposed developments, the permit administrator may or may not require similar conditions to seek conformance with this title, with or without the application of bonuses being granted thereto.

K. Uses and structures subject to unique site-related challenges that make it difficult for the owner to comply with these requirements shall be reviewed by the permit administrator on a site-by-site basis. Minor deviations may be allowed if the end result meets the general intent of these provisions. (Ord. 1034 § 1, 2006; Ord. 961 § 1, 2003)

18.54.180 HB decisions by the permit administrator.

For the purposes of enabling OMC 18.54.110 through 18.54.190, the permit administrator is empowered and directed to review applications for a permitted use under the highway business overlay as a hearing examiner and may apply reasonable conditions in the same manner, scope and limitations as a conditional use permit. The permit administrator may circulate the application among other departments and agencies for comments and review for other regulations. Appeals of any action of the permit administrator relating to the application of these sections shall be heard and may be affirmed, modified or overturned by the board of adjustment as provided for elsewhere in this title. (Ord. 1034 § 1, 2006; Ord. 961 § 1, 2003)

18.54.190 HB finding of fact and conclusions required.

All decisions relating to the review of applications, issuance and/or revocation of permits for highway business overlay uses shall be supported by a written finding of fact and conclusions issued by the administrator. Said documents shall be attached to the file and kept in the records of the city. (Ord. 1034 § 1, 2006; Ord. 961 § 1, 2003)

Article II. Historic Overlay Districts

18.54.210 Purpose.

The purposes of this article are to establish a means by which the beauty and authenticity of Okanogan’s historic structures may be conserved as reminders of our heritage; to conserve and enhance the appearance of the city of Okanogan; to preserve areas of historical note or architectural merit; to protect and enhance neighborhoods; to encourage beneficial economic developments; to assist property owners and tenants in maintaining the character of the community; to foster civic pride in the beauty and accomplishments of our past; to protect and enhance the city’s attractions to residents and tourists; and to encourage community interest, cooperation and participation.

To achieve these purposes the city of Okanogan recognizes the need to develop specific standards, requirements, and incentives through applied zoning standards to encourage multiple uses of historic structures while seeking to minimize the potential conflicts of these uses. (Ord. 1016 § 1, 2006)

18.54.220 Designation of historic overlay districts.

To be considered for designation, the area or district shall contain a number of structures having a special character or special historic, cultural, or architectural interest or value.

In addition to the requirements found elsewhere in this title, petitions for and/or amendment of the existing boundaries to such historic overlay districts shall include a brief description of the characteristics of the proposed district, which justifies its designation, and a description of the particular features which should be preserved, and shall include a legal description of the proposed district. Prior to formal consideration by the city, such petitions should have the concurrence of the historic preservation commission.

A district or neighborhood may be designated as a historic overlay district if it:

A. Has significant character, interest, or value as part of the development, heritage or cultural characteristics of the city; or

B. Portrays the environment in an era of history characterized by a distinctive architectural style; or

C. Embodies those distinguishing characteristics of an architectural type; or

D. Represents an established and familiar visual feature of the neighborhood or city; or

E. Is part of, or adjacent to, an existing historic overlay district and shares or adds to the context of the district. (Ord. 1016 § 1, 2006)

18.54.230 Demolition of historic structures.

The purpose of this section is to seek alternatives to demolition of historic or significant structures located within the city of Okanogan. To accomplish this purpose the following additional conditions shall be applied to the provisions set forth in OMC 15.16.060 for demolition of structures located within a historic district and/or structures listed on the local, state or federal Register of Historic Places.

Note: These provisions shall not apply to any structure where the building official, or other designated public safety official having the authority to do so, has determined that the structure or portion thereof poses an immediate or imminent danger. The responsible official may approve demolition of such structures or portion(s) thereof where reasonable and feasible measures to stabilize the structure are not available. In all such cases the responsible official shall make a record as to the circumstances that lead to and/or initiated the emergency that necessitated the setting aside the following holding period and related public process.

A. A 21-day holding period shall be observed, following the determination of completeness on the application for demolition, prior to issuance of a development authorization for demolition of structures over 50 years old, or places of historic value, during which time the permit administrator will invite comments from the Washington State Office of Archaeology and Historic Preservation and local interest groups having on file a request for notification of such applications, on the possible historic or architectural significance of the structure or place to the community.

B. If, based on comments received per subsection A of this section, the permit administrator determines that the subject structure or place does not possesses sufficient community-wide historic or architectural significance to merit further review for protection, the permit administrator shall provide written notice to the building official providing zoning clearance for the issuance of the demolition permit application.

C. If, based on comments received per subsection A of this section, the permit administrator determines that the subject structure or place possesses sufficient community-wide historic or architectural significance that further public input is warranted, the proposal will be subject to the following:

1. An additional 30-day stay during which the permit administrator and/or historic preservation commission may consult with local and/or state organizations concerned with historic or architectural values. If the structure or place is found to be significant, the permit administrator or the concerned group(s) or agency(ies) may petition the planning commission for a public hearing to consider significance of the structure or place and options available to preserve the public interest.

2. Based on input received at the public hearing, the planning commission may:

a. Recommend to the permit administrator to issue zoning clearance on the demolition permit application; or

b. Issue a continuance of the stay for no longer than an additional 90 days to provide opportunity for acquisition, easement, or other preservation mechanism to be negotiated; or

c. Take other action as required by state statutes or administrative code as advised by authorized representatives of the Archaeology and Historic Preservation Division of the State Department of Community Development.

3. In the event that no viable preservation strategy can be negotiated or found as a result of completing the above, the city shall process such permits for the demolition of the building requested by the applicant. (Ord. 1016 § 1, 2006)

18.54.240 Ordinary maintenance.

Nothing in these historic overlay sections of code shall be construed to prevent the ordinary maintenance or repair of any exterior architectural feature of a building within the historic overlay district(s), where such maintenance or repair does not involve a change in design material, or the outward appearance thereof.

Such normal care shall be considered to include building color, exterior awnings, signage and window treatments; except, that this article shall prohibit the painting of previously unpainted brick, stone, masonry, or terra cotta surfaces on any building eligible for historic designation. Nothing in this article shall be construed to prevent the construction, reconstruction, alteration or demolition of any feature which the building official certifies is required for the public safety because of unsafe or dangerous condition. (Ord. 1016 § 1, 2006)

18.54.250 Decisions, appeals, modifications, deviations and variances.

A. Decisions. All decisions issued by the building official, permit administrator, historic preservation commission, planning commission and/or the board of adjustment relating to the review of applications, issuance and/or revocation of permits for historic overlay applications shall be supported by a written finding of fact and conclusions. Said documents shall be attached to the file and kept in the records of the city. At a minimum, such findings and conclusions (related to the proposed work, use and/or petition as appropriate) shall include documentation which supports each of the following criteria:

1. The proposed action maintains or will not detract from the historic and/or architectural significance of the building or district.

2. The proposed action is an effective means of preserving the values and features of the structure or district, or is necessary and justified to protect the health and welfare of the community.

3. The proposed action is generally compatible with the neighborhood as regards traffic flow, hours of operation, noise and light.

4. The proposed action will not adversely affect the values and aesthetics of the district.

B. Appeals. Appeals of any decisions made by the permit administrator pursuant to the interpretation and the application of these sections shall be made to the board of adjustment and processed according to the procedures established under Chapter 18.112 OMC. Decisions made by the historic preservation commission and the planning commission relative to the application of the zoning provisions of this title are recommendations and therefore not an appealable record decision. Appeals of any decision made by the building official and the board of adjustment shall be as provided elsewhere in this code.

C. Modifications and Deviations. An applicant, with the consent of the property owner, may apply to the permit administrator for a modification and/or a deviation of any of the requirements imposed by historic overlay district development standards. In determining whether a modification and/or a deviation is (are) appropriate, the permit administrator shall consider the following:

1. The application in which the applicant has demonstrated by clear and convincing evidence that, because of special circumstances not generally applicable to other property or facilities, including size, shape, age, design, topography, location, alternate method, or surroundings, that the strict application of those mandatory requirements of this section would be unnecessary to further the purposes of district or are not applicable or that the application as proposed is equivalent to the standard being considered.

2. Whether the project has obtained from the Okanogan historic preservation commission a certificate of appropriateness or waiver in cases where the subject property and/or building is listed on the city of Okanogan register of historic places.

3. The opinion of the Okanogan historic preservation commission on the overall level of impact the project, as proposed with the modification and/or deviation, will likely have on the overall historic overlay district in which the project is located.

4. That the project as proposed with the modification and/or deviation will still meet the purpose and intent of the historic district overlay and advance the comprehensive plan.

5. That in no case would the granting of a modification and/or deviation result in a reduction of the requirements set forth in the underlying zoning district.

D. Variances. In addition to the criteria that must be considered in granting relief on petitions for variances contained elsewhere in this title, the board of adjustment shall additionally consider the following when considering variances for lands within a historic overlay district:

1. Whether the project has obtained from the Okanogan historic preservation commission a certificate of appropriateness or waiver in cases where the subject property and/or building is listed on the city of Okanogan register of historic places.

2. The opinion of Okanogan historic preservation commission on the overall level of impact the project as proposed with the variance will likely have on the overall historic overlay district in which the project is located. (Ord. 1016 § 1, 2006)

Article III. Central Business Historic District (CB-H)

18.54.310 CB-H intent.

In order that the historic portion of the central business district and buildings within the area may not be injuriously affected; to promote the public welfare; and to provide for the enhancement of this area and its structures, thereby contributing to the social, cultural, and economic welfare of the residents and business of Okanogan by developing an awareness of its historic heritage, returning unproductive structures to useful purposes, and attracting tourists to the city; and in order that a reasonable degree of control may be exercised over the site, development, and architecture of the private and public buildings erected therein, there is hereby created the central business historic overlay (CB-H) district.

The district, and the buildings and structures identified therein, possess significant aspects of Okanogan history, architecture and culture. Historic, cultural, and architectural significance is reflected in the architectural cohesiveness of an area. For the foregoing reasons, many of the features contained in the buildings and structures in an historic district should be maintained and preserved.

The district includes a mixture of residential, commercial and professional buildings. It is the intent of the CB-H district to provide certain uniform protections and processes for commercial and professional buildings located within the district. Nothing in this CB-H article shall be construed to apply to any single-family residential homes, except such homes whose owners specifically petition for historic designation status. (Ord. 1016 § 1, 2006)

18.54.320 CB-H district territory defined.

The physical boundaries of the central business historic overlay district are within and described as follows:

Lots 5, 6, 7 & 8 of Block 3, Lots 5, 6, 7 & 8 of Block 4, Lots 5, 6, 7 & 8 of Block 5, Blocks 6, 7 & 8, Lots 1, 2, 3 & 4 of Block 9, Lots 1, 2, 3 & 4 of Block 10, Block 11, all of North Alma and Lots 1, 2, 3, 4, 5, 6, 7 & 8 of Block 2, Pogue Addition and Lot 1, Nw 120ft/Lot 2, S 40ft/Lot 2, S 40ft Lot 3 Block 1 Ostenberg Addition and Block 12 of Kahlow’s Addition and Lot 1, Block 1 Home Addition all in Sections 16 & 17, Township 33 N. Range 26 E. WM and that portion of abutting rights-of-way in accordance with OMC 18.12.060(A).

(Ord. 1016 § 1, 2006)

18.54.330 CB-H district permit process.

Applications shall be processed, reviewed, approved, approved with conditions or denied in the following manner:

A. All applicants and prospective applicants are encouraged to seek guidance and input from the permit administrator and/or historic preservation commission in an attempt to establish consistency with the goals and standards of the CB-H district.

B. Applications for development or re-development of structures within the boundaries of the CB-H district shall be of sufficient clarity to indicate the nature and extent of the work proposed and show in detail that it will conform to the provisions of the CB-H regulations as well as all other relevant regulations. Such applications shall be reviewed by the permit administrator for compliance with all the goals and standards established by this title. For the purposes of enabling OMC 18.54.250(C) and OMC 18.54.310 through 18.54.360, the permit administrator is empowered and directed to review applications for a permitted use and/or physical alterations under the CB-H district as a hearing examiner and may apply reasonable conditions in the same manner, scope and limitations as a conditional use permit. The permit administrator may circulate the application among other departments and agencies for comments and review for other regulations.

C. Applications that the permit administrator does not readily find routine compliance with, the permit administrator shall seek an opinion from the historic preservation commission as to the consistency of a particular application in cases of new construction and in cases where there is a physical alteration of the building facade and/or adjoining streetscape that has the potential to adversely impact the character of the building or streetscape and/or in cases where there may be confusion regarding a particular requirement or code section, and/or substantial record interest in a particular building and/or place.

D. In such cases, the historic preservation commission shall provide written findings and conclusions to the permit administrator supporting or rejecting the applicant’s proposed project or portions thereof. Such findings and conclusions shall be based on the following criteria:

1. Any conversion of use maintains or will not detract from the historic and/or architectural significance; and

2. The proposed use is compatible with the historic and architectural values of the structure; and

3. The use is generally compatible with the neighborhood as regards traffic flow, hours of operation, noise and light; and

4. Off-street parking is provided which is generally but not necessarily fully in compliance with the standards prescribed for that use in Chapter 18.80 OMC, Chart 3, off-street parking standards; and

5. The proposed work’s architectural features will be consistent with the design and streetscape standards and guidelines set forth in this code.

E. In the absence of substantial record interest in a particular building and/or place or where the proposed alteration(s) are determined to be minor or in full compliance with the requirements of this chapter, permit decisions may be issued by the permit administrator as an administrative permit action without seeking guidance or concurrence from the historic preservation commission. In such cases, the permit administrator shall prepare written findings and conclusions supporting the consistency of the proposed project, or portions thereof, with the intent and requirements of the chapter. (Ord. 1016 § 1, 2006)

18.54.340 CB-H application of standards.

Nothing in these CB-H sections shall be construed to require any alteration or material change of any existing legally established non-conforming use or properly maintained structure.

All building, construction, alterations, installations, maintenance, improvements (collectively known as work) or use/activity changes that are initiated and/or commenced within the CB-H district after the effective date of the enabling ordinance of these sections shall comply with the standards and procedures established herein.

A. Approval of Exterior Changes Required. No person shall alter, demolish, construct, remodel, or otherwise make any material changes in the exterior appearance and/or facade of any existing structure within the boundaries of the CB-H district without zoning clearance of the permit administrator, regardless of whether no other permit or approval is customarily required.

B. Approval of Interior Alterations and Conversions Required. Work and/or change of occupancy requiring a permit required elsewhere in this code shall be processed in accordance with Chapter 18.100 OMC, provided it has been determined by the permit administrator that the proposed alterations do not violate any other sections of this chapter.

C. Approval of New Construction Required. No person shall construct any new structure within said district, and no permit shall be issued for the same, except in accordance with the standards and procedures established by this article. (Ord. 1016 § 1, 2006)

18.54.350 CB-H conversion of use.

A. Residential Conversion. It is consistent with the downtown plan to encourage residential conversion of vacant upper story areas within the central business area. These spaces are currently underutilized in the majority of buildings within the historic downtown corridor. Conversion of commercial, storage or vacant second and third floor spaces to include residential uses may be approved within the CB-H district administratively as set forth in this section, provided each of the following criteria can be met:

1. Conversion of space within an existing structure to include residential space on upper floors shall be exempted from the requirement to obtain a conditional use permit. Conversions with residential housing proposed on the ground/grade floor of any structure, that is intended to comply with ADA housing requirements, may be allowed administratively upon review on a case-by-case basis. Application for conversion with residential housing other than ADA housing on the ground/grade floor shall be permitted as required by the underlying zoning district.

2. The permit administrator shall make findings (related to the proposed use) which support each of the following criteria:

a. The conversion of use maintains or will not detract from the historic and/or architectural significance of the building; and

b. Conversion of the structure is an effective means of preserving these values and features; and

c. The use is generally compatible with the neighborhood as regards traffic flow, hours of operation, noise and light; and

d. Off-street parking is provided which is generally, but not necessarily fully, in compliance with the standards prescribed for that use in Chapter 18.80 OMC, Chart 3, off-street parking standards; and

e. Designated parking and traffic maneuvering areas shall be effectively buffered from adjacent uses by fences, hedges, retaining walls, or other sight-obscuring structures, unless specifically determined irrelevant. All such buffers shall be architecturally and aesthetically compatible with the adjacent properties.

B. Commercial Conversion. The intent of this section is to maintain the viability of the retail core of the central business district. Compliance with this section shall not be required for a change between any retail/commercial to another retail/commercial use otherwise allowed within the applicable zoning district. Conversions of use from retail/commercial to nonretail/commercial uses shall comply with the following:

1. Street level space within commercial structures located in the downtown historic district may be converted to other uses provided in this section, provided:

a. The primary use of the structures remains compatible with maintaining the integrity and authenticity of Okanogan’s historic structures; and

b. The proposed use is compatible with and complimentary to maintaining a vibrant and commercially viable business district.

2. Uses which are allowed outright under the underlying zoning shall be allowed within the CB-H district subject to the appearance requirements established by this chapter.

3. Uses which are allowed subject to a conditional use permit under the underlying zoning shall be allowed by CUP within the CB-H district provided:

a. All CUP applications shall be reviewed for consistency with the appearance requirements of OMC 18.54.360.

b. Transportation facilities as defined under OMC 18.08.620 are prohibited, except for taxi, bus and other similar transit stops. (Ord. 1016 § 1, 2006)

18.54.360 CB-H building design and streetscape improvements.

A. Intent. The following guidelines are hereby established as the design review guidelines for rehabilitation, new construction, and public amenities. The guidelines are intended to ensure a certainty of design quality within the CB-H district, protect the historic fabric of the district, enhance the economic viability of the district through the promotion of their architectural character, and provide a clear set of physical design parameters for property owners, developers, designers, and public agencies.

These guidelines are intended to provide a set of basic standards for architectural and physical design within the district. The guidelines will be used by the historic preservation commission and permit administrator as a baseline for the design review process, but will not supersede the authority of the city to exercise its judgment and discretion on a case-by-case basis. The guidelines are also set out to provide assistance to owners, developers, and designers involved in project planning by providing general design and technical recommendations.

Relief from and/or an alternative to these guidelines may be granted as provided in OMC 18.54.250.

B. Design Guidelines. The following predominant historic building elements shall be recognized as essential to the district’s historic image and used as the basis for design review of proposals for rehabilitation of existing buildings and review of new construction within the districts.

1. Height. The centerpiece and height benchmark for the district are the brick two- and three-story buildings along Second Avenue with an average height of approximately 30 feet. The maximum height for new buildings constructed in the district shall not exceed that of the underlying district.

In the rehabilitation of existing buildings, their existing height should be maintained and the parapets and cornices should be kept intact. Any rooftop additions, penthouses, building systems equipment, or roof-mounted structures should be set back from existing parapet walls sufficiently to conceal them from view from street level if practical.

2. Scale. Scale refers to a building’s comparative relationship to neighboring buildings and its fit within the districts. The typical two-story building in the district is 50 feet wide and 100 feet deep. Scale is also determined by the proportions of the architectural elements within the composition of the individual building facades. Exterior building facades shall be of a scale compatible with surrounding buildings and shall maintain a zero setback from the sidewalk. Window and door proportions, including the size and design of the sash and frame floor height, floor shapes, street elevations, and other elements of the building facades shall relate to the scale of the surrounding buildings.

3. Materials. The predominant building materials within the district are masonry, including brick, granite, terra cotta, and stucco. Rehabilitation of existing buildings and construction of infill buildings shall utilize masonry or masonry appearance as the predominant building materials to the extent practical to blend with the predominant materials on the surrounding buildings.

4. Minimum Maintenance. All historic buildings in the districts shall be maintained against decay and deterioration caused by neglect or defective or inadequate weather protection. Violations of this section are hereby declared a public nuisance and shall be abated in the manner as prescribed by Chapter 15.08 OMC in such cases; substantial merit must be given to preservation the historic building stock in the choices of the method of abatement of the defect(s).

5. Storefront Design. A major character-defining feature of the buildings within the central business district is the storefront. The glass storefront is a consistent feature from one building to the next, and serves as a unifying feature of the district by forming continuity along the street. Preservation of the storefront is essential to the maintenance of the district’s image and character. Rehabilitation of an existing building shall include preservation of the existing storefront or reconstruction of a new storefront, which is compatible with the original in scale, size, and material to the extent practical. New construction shall also include storefronts. Street level retail sales and service should be strongly considered for ground floor use in order to more effectively implement storefront design.

To facilitate maintenance of storefront design, the permit administrator and/or historic preservation commission shall serve as a source of guidance and technical materials available from state, regional or city programs designed for historic preservation.

6. Windows, Multi-Story Buildings. Double hung wood or metal sash windows are a character-defining feature of the majority of multi-story buildings within the district. Many of the windows in older buildings may fail to meet current energy guidelines and, as such, may be slated for replacement during rehabilitation/conversion of these spaces. Preservation of the appearance of traditional sash style for the building is essential to the maintenance of the district’s image and character. Rehabilitation of these spaces shall include preservation of the original appearance, or establishment of new windows which are compatible with the original scale, size, and material to the extent practical.

7. Awnings. Awnings have been a traditional addition to the facades of buildings within the district and shall be encouraged within the district as a functional exterior feature. All awnings should be compatible with the historic character of the buildings and should be based in design upon historic counterparts.

The following design elements are encouraged for building awnings:

a. Be constructed to generally reflect the shape and character of the window openings;

b. Be, or appear to be, retractable or in the form of historic awnings;

c. Be constructed with canvas-like fabric rather than high gloss material;

d. Be in colors and/or patterns which complement the building and have basis in the historic record;

e. Be attached to the buildings in a manner which does not permanently damage the structure or obscure significant architectural features;

f. Awnings on adjacent storefronts are encouraged to be coordinated in height and proportion. Use of a continuous sign band extending over adjacent shops within the same building is encouraged as a unifying element.

8. Color. In an effort to maintain the historic integrity of the neighborhood, consistency with the usual and accustomed colors and tones on exterior facades is desirable. Building colors should contribute to the distinct character of the historic building. Original building colors should be researched and considered in any new color scheme. Whether contrasting or complementary, the colors should reflect the design of the building. Building colors should utilize a limited palette. Colors should be selected to emphasize building form and highlight major features of the building. Owners are encouraged to avoid color schemes using clashing colors. This article establishes a prohibition on the painting of brick or other unpainted masonry, stone or tile or defacing the natural state of such historic building materials by painting surfaces which are not previously painted.

9. Signs. Chapter 15.12 OMC establishes broad controls on signage type, location and materials appropriate in each of the zoning districts established within the city. This historic zoning overlay incorporates the sign standards established under Chapter 15.12 OMC except as specifically provided herein.

All new permanent signs, and all changes in lighting of existing signs displayed so as to be visible from streets, sidewalks, or alleys, require approval by the city consistent with Chapter 15.12 OMC.

The overlay zoning makes allowances for additional signage types within the district and places further restrictions designed to further the goals of the district to conserve and enhance the appearance of the city of Okanogan. To the extent that the standards established by this article conflict with those established under Chapter 15.12 OMC, allowances and restrictions established under this section shall be deemed to supersede underlying regulations.

a. Location and Size of Signs.

i. Signs shall not dominate the building facades or obscure their architectural features (arches, transom panels, sills, moldings, cornices, windows, etc.).

ii. The size of signs is encouraged to be of a scale appropriate for pedestrians and slow-moving traffic. Projecting signs shall generally not exceed 16 square feet.

iii. Signs on adjacent storefronts are encouraged to be coordinated in height and proportion. Use of a continuous sign band extending over adjacent shops within the same building is encouraged as a unifying element.

iv. Portable sandwich board signs located on sidewalks, driveways or in parking lots are allowed, provided they do not block pedestrian circulation or use of walkways or utilities.

v. Existing historic wall murals should be restored or preserved in place. New wall murals shall conform to established guidelines for the central business district.

vi. Signs displayed during business hours only (such as sandwich and A-board signs) constitute an advertising format and shall be encouraged; provided, that such signs that are placed in a manner that does not interfere with pedestrian movement or traffic.

vii. New billboards and rooftop signs are prohibited.

b. Signs – Materials and Illumination.

i. Use of durable and traditional materials (metal and wood) is strongly encouraged. All new signs shall be prepared in a professional manner.

ii. In general, illumination shall be external, nonflashing, and nonglare.

iii. New internally lit signs shall be prohibited within this district subject to the right of appeal and deviation allowances provided herein. Approval of any new internally illuminated signs shall be based upon individual demonstration of compatibility with adjacent structures or the unique history of the subject property.

iv. Neon signs may be permitted in cases where they are designed to be compatible with the building’s historic and architectural character or appearance.

C. Streetscape Guidelines. Streetscaping is essential in the development of the district in order to create value and enhance private development efforts. Proper design of streetscapes and public open spaces provides a unifying theme and unique identity for the district, complements and extends the presence of the existing buildings, encourages pedestrian circulation, and creates a gateway to other downtown businesses.

The following improvements are to be encouraged:

1. Sidewalk Paving. Paving should be of brushed concrete and should match the established grid pattern for the district.

2. Street Trees. Street trees are encouraged along Second Avenue. The adopted street tree is a nonbearing flowering pear. Consistency with size and species is strongly encouraged. (Ord. 1016 § 1, 2006)