Title 17
ZONING

Chapters:

17.05 General Provisions

17.10 Definitions

17.15 Residential District Regulations

17.20 Commercial/Industrial District Regulations

17.25 Conservation/Resource District Regulations

17.30 MU Mixed Use District Regulations

17.35 Historic Overlay Zones and Landmarks

17.37 Downtown Historic District Retail Overlay Zone

17.40 Floodway Overlay Zone

17.45 Mobile Home Park Regulations

17.50 Planned Unit Development Regulations

17.55 Use and Other Regulations

17.60 Unclassified Use Permits

17.65 Parking Requirements

17.70 Landscape Requirements

17.75 Signs

17.77 Wireless Communication Facilities

17.80 Design Review Board

17.85 Public Process Procedures

Chapter 17.05
GENERAL PROVISIONS

Sections:

17.05.010 Short title.

17.05.020 Authority.

17.05.030 Purpose.

17.05.040 Application of provisions.

17.05.050 Establishment of use districts.

17.05.060 Unclassified areas.

17.05.070 Official zoning map.

17.05.080 Rules of interpretation.

17.05.090 Title compliance.

17.05.100 Administration and enforcement.

17.05.010 Short title.

This title shall be known and may be cited as “The Snoqualmie Zoning Code.” (Ord. 744 § 2, 1995).

17.05.020 Authority.

This code is adopted pursuant to and in accordance with the authority vested in the governing body of the city of Snoqualmie, Washington, by Chapters 35A.63 and 36.70A RCW. (Ord. 744 § 2, 1995).

17.05.030 Purpose.

The purpose of this code is to promote the health, safety, and welfare of the current and future residents of the city of Snoqualmie. The zoning code implements the policies of the city’s comprehensive plan. It is the intention of this code to assure coordination, quality and order in the development of land to meet the needs of existing and future populations, while giving due consideration to the protection and enhancement of the land, environment, natural resources, and quality of life. (Ord. 744 § 2, 1995).

17.05.040 Application of provisions.

In the interpretation and application of the provisions of this title, such provisions shall be held to be the minimum requirements. It is not the intent of this title to repeal, abrogate, annul, or in any way impair or interfere with any existing provisions of law or ordinance or any rules or regulations previously adopted pursuant to law, relating to the use of buildings or land, nor is it intended to interfere with or abrogate or annul any easements, covenants, or other agreements between parties; provided, however, that where this title imposes a greater restriction upon the use, erection, alteration or extension of buildings, or use of land, or upon the number of square feet of lot area per building or structure, or where the yard or building line requirements are more restrictive than the requirements imposed by such existing provision of law or ordinance, or by such rules or regulations or by such covenants or agreements, the provision of this title shall control. (Ord. 744 § 2, 1995).

17.05.050 Establishment of use districts.

In order to classify, segregate, and regulate the uses of land, buildings, and structures, the city is divided into the following use districts:

A. R-C Constrained residential district;

B. R-1 Single-family district;

C. R-2 Two- and three-family district;

D. R-3 Medium density residential district;

E. PR Planned residential district;

F. B Community retail business district;

G. OP Office park district;

H. PCI Planned commercial/industrial district;

I. I Industrial district;

J. PO Parks and open space district;

K. UP Utility park district;

L. MU Mixed use district. (Ord. 744 § 2, 1995).

17.05.060 Unclassified areas.

All lands not classified according to the classification in SMC 17.05.050 on the official zoning map, and all lands, if any, of the city not shown on the official zoning map, shall be considered unclassified and, pending future classification, shall be subject to the restrictions and regulation of the R-C district, single-family residence. (Ord. 744 § 2, 1995).

17.05.070 Official zoning map.

A. The boundaries of the use districts as established in SMC 17.05.050 are shown on the official zoning map, which may consist of one or more panels. The official zoning map, together with all explanatory matters thereon, is adopted by reference and declared to be a part of this title. The regulations of this title governing the uses of land, buildings and structures, the height of buildings and structures, and other matters set forth in this title are established and declared to be in effect upon all land included within the boundaries of each and every district shown upon the zoning map. The boundaries of the use districts shall be determined and defined or redefined, from time to time, by the adoption of district maps covering the city showing the geographical area and location of the districts. The official zoning map shall be, upon its final adoption, a part of this title, and the map, and all notations, references and other information shown thereon, thereafter shall be made a part of this title as though all matters and information set forth on the map were fully described in this title.

B. The official zoning map, and each panel thereof, shall be identified by the signature of the mayor, attested by the city clerk, and shall bear the seal of the city. The original of the official zoning map shall be retained in the office of the city clerk. (Ord. 744 § 2, 1995).

17.05.080 Rules of interpretation.

When uncertainty exists as to the boundaries of any use district shown on the official zoning map, the following rules of interpretation shall apply:

A. Where district boundaries are indicated as approximately following the centerline of streets, alleys, highways, or railroad tracks, the actual centerline shall be construed to be the boundary.

B. Where district boundaries are indicated as running approximately parallel to the centerline of a street, the boundary line shall be construed to be parallel to the centerline of the street.

C. Where district boundaries are indicated on such map as approximately following the lot or tract lines, the actual lot or tract lines shall be construed to be the boundary of such use district.

D. Where a district boundary on the official zoning map divides a tract in unsubdivided property, the location of the use district boundary, unless the same is indicated by dimensions thereon, shall be determined by use of the scale appearing on the official zoning map.

E. Unmapped shorelands shall be considered to be within the same land use district as the adjacent upland as shown on the official zoning map.

F. Where a public street or alley is officially vacated or abandoned, the regulations applicable to the abutting property to which the vacated portion reverts shall apply to such vacated or abandoned street or alley.

G. Where a district boundary line divides a lot which was in single ownership at the time of passage of the ordinance codified in this title, the planning commission may permit, as a special exception, the extension of the regulations for either portion of the lot not to exceed 50 feet beyond the district line into the remaining portion of the lot.

H. In case uncertainty exists which cannot be determined by application of the foregoing rules, the planning commission shall determine the location of such use district boundaries. (Ord. 744 § 2, 1995).

17.05.090 Title compliance.

Except as provided in this title:

A. No building or structure shall be constructed and no existing building or structure shall be moved, altered, added to or enlarged, nor shall any land, building, structure or premises be used, for any purpose or in any manner other than a use listed in this title as permitted in the use district in which such land, building, structure, or premises is located.

B. No building or structure shall be constructed, nor shall any existing building or structure be moved, reconstructed or structurally altered, to exceed the height of the limit established by this title for the use district in which such building or structure is located.

C. No building or structure shall be constructed, nor shall any building or structure be moved, altered, enlarged or rebuilt, nor shall any open spaces surrounding any building or structure be encroached upon or reduced in any manner, except in conformity with the building site requirements and the area and yard regulations established by this title for the use district in which such building or structure is located.

D. No required yard or other open space provided about any building or structure shall be considered as providing a yard or open space for any other building or structure. (Ord. 744 § 2, 1995).

17.05.100 Administration and enforcement.

The planning official, as the duly authorized representative of the mayor, is charged with the responsibility of carrying out the provisions of the zoning code. He/she may be provided with the assistance of such other persons as the mayor may direct. The planning official shall administer the zoning ordinance as follows:

A. Interpretations. All interpretations of this title shall be made by the planning official or his/her delegate. All interpretations shall be reduced to writing and an orderly retrievable record shall be kept.

B. Certificate of Zoning Compliance – Performance Bond. No building or structure shall be occupied, and no land shall be used nor shall any use regulated by this code be changed, until the planning official shall have issued a certificate of zoning compliance, certifying that the use complies with the requirements of this code, and all conditions imposed upon such use have been satisfied or that a bond or other equivalent security has been posted to secure performance of such conditions. The performance bond, or equivalent, shall be in a form acceptable to the city attorney, and shall be in the amount of 150 percent of the estimated cost of satisfying all remaining conditions.

C. Enforcement. The planning official, or his/her delegate, shall be responsible for taking any action necessary to enforce this title. If the planning official shall find that any of the provisions are being violated, he/she may notify the person responsible and seek voluntary compliance, or in appropriate cases issue a cease and desist order to the person responsible for such violation, indicating the nature of the violation, ordering the responsible person to cease and desist from such violation, setting forth the action necessary to correct the violation and establishing a date certain for such action to be taken. The cease and desist order shall require the discontinuance of illegal use of land, buildings, or structures; removal of illegal buildings or structures; or of additions, alterations, or structural changes thereto; discontinuance of any illegal work being done; or shall take any other action authorized by this title to insure compliance with or prevent violations of its provisions. Willful violation of a cease and desist order shall constitute a misdemeanor. Violation of a cease and desist order shall be deemed willful if such violation shall continue with knowledge of the contents of such order, provided, the cease and desist order shall be stayed during the pendency of any appeal thereof as provided in Chapter 17.85 SMC.

D. Filing of Complaints. Whenever a violation of this title occurs, any person may file a complaint in regard thereto. All such complaints must be in writing, and shall be filed with the planning official who shall properly record such complaint, conduct a preliminary investigation and take such other action as he/she deems necessary.

E. Penalty. Violation of the provisions of this title or failure to comply with any of its requirements, other than willful violations of a cease and desist order, shall constitute a civil infraction, subject to a penalty of $250.00. Each day such violation continues shall be considered a separate infraction. Nothing herein contained shall prevent the city from seeking such other legal or equitable remedies as may be available to prevent or remedy any violation. (Ord. 744 § 2, 1995).

Chapter 17.10
DEFINITIONS

Sections:

17.10.010 General interpretation.

17.10.020 Definitions.

17.10.010 General interpretation.

A. Words and phrases defined in this chapter shall have the meanings set forth herein for purposes of this title. Words and phrases defined in other titles of this code, including uniform codes adopted by reference, shall have the meaning set forth in this code, unless the context clearly indicates to the contrary. Words and phrases not defined in this chapter or elsewhere in this code shall have their usual and customary meanings.

B. Unless the context clearly indicates to the contrary, words used in the present tense include the future tense; words used in the plural number shall include the singular; and words in the masculine gender shall include the feminine.

C. The word “person” shall include a corporation, partnership, co-partnership, or association as well as an individual.

D. “Shall” is mandatory; and “may” is permissive.

E. The particular always controls the general. (Ord. 744 § 2, 1995).

17.10.020 Definitions.

1. “Accessory dwelling unit” means a dwelling unit on the same lot or in the same building as a single-family dwelling unit which is the principal use of the lot.

2. “Accessory use” means a use incidental and subordinate to the principal use and located on the same lot or in the same building as the principal use.

3. “Assisted living quarters” means a dwelling unit in a building consisting of two or more units in which various levels of personal assistance are available to residents, and may include support services as deemed necessary such as food preparation and dining areas, group activity areas, medical supervision and similar activities.

4. “Bay window” means a window that extends from the main exterior wall of a residential structure, has sidewalls not more than 60 degrees out of plane with the main exterior wall, is primarily constructed of glazing supported by conventional light framing, and has a width of not more than the lesser of 30 percent of the main exterior wall from which it protrudes or 14 feet.

5. “Bed and breakfast” means a single-family dwelling within which bedrooms are available for paying guests.

6. “Boarding house” means a single-family dwelling within which roomers or boarders are housed or fed.

7. “Building” means a structure having a roof.

8. “Child day care center” means a day care facility for more than 12 children, not in a provider’s home.

9. “Cluster” means a grouping of dwellings to increase dwelling densities on some portions of the development area in order to leave other portions free of buildings.

10. “Co-housing” means a type of housing development which originated in Denmark in the early 1970s, in which units are individually owned, but meeting and dining facilities are shared. Co-housing communities place an emphasis on resident participation in planning and design, intentional neighborhood design, shared community facilities and self-management.

11. “Commercial service” means a business primarily characterized by the rendering of nonprofessional services and includes, by way of illustration, real estate, insurance, finance and securities investments, laundromats, dry cleaners, mailing/shipping services, diet and fitness centers, and appliance or small machine repair (excluding automotive).

12. “Convenience store” means a retail store containing less than 2,000 square feet of gross floor area that is designed and stocked to sell primarily food, beverages, and other household supplies to customers who typically purchase only a few items.

13. “Corporate offices” means establishments primarily engaged in providing internal office administration or service to other companies as opposed to services to the general public. Corporate office uses include, by way of illustration, business headquarters or administration, call centers, research offices, and professional services of a large scale. Generally, the majority of the traffic generated from a corporate office comes from its employees and not the general public.

14. “Day care facilities” means establishments for group care of nonresident adults or children, including day care centers and family day care homes.

15. “Designated manufactured home” means a double-wide manufactured home constructed after June 15, 1976, with a pitched roof and exterior siding similar to site-built homes, and placed on a permanent foundation.

16. “Development” means the division of a parcel of land into two or more parcels; the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any structure; any mining, excavation, landfill or land disturbance; and any use or extension of the use of land.

17. “Dwelling” or “dwelling unit” means any building or portion of a building which contains complete housekeeping facilities for one family, including provisions for sleeping, eating, cooking and sanitation, physically separated from any other dwelling unit which may be in the same building.

18. “Extended care facilities” means establishments for group care of resident adults, that provide nursing and personal care services including medical supervision, counseling, rehabilitation, meal preparation, group activities, and similar activities.

19. “Family” means one person, or two or more related persons or not more than five unrelated persons living together as a single housekeeping unit.

20. “Family day care home” means a day care facility for up to 12 children in a provider’s home, and licensed by the state.

21. “Formula take-out food restaurant” means a restaurant or establishment that (1) is required to offer standardized menus, ingredients and interior or exterior design; and (2) serves or delivers its food or beverages in disposable containers.

22. “Front yard” means the yard bordering on a street, and in the case of a corner lot may be either frontage.

23. “Garden window” means factory-assembled glazing in a frame of vinyl, aluminum or similar material, extends no closer than 36 inches to the floor below, and otherwise meets the size requirements for a bay window.

24. “Gross floor area” means the total area of a building measured by taking the outside dimensions of the building at each floor level intended for occupancy or storage.

25. “Heavy/resource-based industrial” means establishments engaged in the mechanical or chemical transformation of natural resource raw materials, substances or components into new products, where such processing may use heavy equipment or machinery, involves outdoor activities, produces environmental disturbances including but not limited to noise, dust, smoke, fumes, vibration or glare, may involve the use, storage, production, transport or discharge of polluting or hazardous wastes or byproducts, and typically involves outdoor storage of materials, products and equipment.

26. “Height” as applied to a building or structure means the vertical distance measured from the average elevation of the proposed finished grade around the building or structure to the highest point of a flat roof and to the mean height between the eaves and ridge of a peaked roof.

27. “Home occupation” means a business or professional use carried on in a dwelling by a member of a family residing in the dwelling which is incidental to the use of the premises as a dwelling.

28. “Hotel” means a building or portion of a building for the transient rental of units for sleeping purposes, with individual toilet facilities, and which may include dining, conference and meeting rooms and accessory shops and services catering to the general public.

29. “Light industrial/manufacturing” means establishments engaged in the mechanical or chemical transformation of materials, substances or components into new products, when such processing is carried on indoors, produces minimal environmental disturbances including but not limited to noise, dust, smoke, fumes, vibration or glare, does not involve the use, storage, production, transport or discharge of polluting or hazardous wastes or byproducts, and does not involve outdoor storage of materials or products.

30. “Lot” means a fractional part of subdivided lands having fixed boundaries and includes tracts or parcels.

31. “Lot lines” means the property boundaries of a lot.

32. “Manufactured home” means a building or portion of a building designed for long-term residential use, manufactured off-site, transported whole or in portions to a lot.

33. “Mobile home” means a manufactured dwelling unit built upon a chassis, which may or may not be placed on a permanent foundation.

34. “Modular home” means a structure or part of a structure capable of being transported from the place of fabrication to the site on which it is to be erected, where it is placed on a permanent foundation which, together with the assembled structure, meets all the provisions of the Uniform Building Code for dwelling units.

35. “Motel” means a building or buildings, detached or in connected units, which are used for sleeping purposes, with individual toilet facilities, which may or may not have kitchen facilities, designed primarily for the accommodation of automobile travelers.

36. “Multiple-family” or “multifamily” means a building containing two or more dwelling units.

37. “Native vegetation” means vegetation comprised of plant species, other than noxious weeds, which are indigenous to the Pacific Northwest Puget Sound region and which reasonably could have been expected to naturally occur on the site.

38. “Neighborhood retail” means pedestrian-oriented retail sales or service businesses limited in intensity, built in scale with, and located to serve primarily the immediately surrounding neighborhood.

39. “Parcel” means a discrete quantity of land of any size which may be lawfully conveyed separately, which may or may not be subdivided or improved.

40. “Permitted use” means any use authorized alone or in conjunction with any other use in a specified district.

41. “Planning official” means the director of community development, or his or her designee.

42. “Premises” means any building, structure, lot, parcel or tract.

43. “Principal use” or “primary use” means the use for which a lot, structure or building, or the major portion thereof, is designed or actually employed.

44. “Professional services” means businesses that provide services of a professional nature to clients either on- or off-site. Professional services include, by way of illustration, advertising, architecture, landscape architecture, engineering, planning, law, medicine, dentistry, optometry, massage, chiropractic, accounting, and any similar type of business.

45. “Rear yard” means the yard bordering the rear property line, which is the nonfrontage lot line that connects side lot lines.

46. “Recreation space” means covered and uncovered space designed and intended for active or passive recreational activity, including but not limited to sports facilities, playgrounds or wooded areas, and excluding driveways, parking areas and rockeries.

47. “Retail sales” means businesses characterized by the sale of tangible goods directly to consumers.

48. “Retail services” means businesses characterized by personal services to the general public that typically also have a retail component. Retail services include, by way of illustration, barber, beauty, or nail salons, shoe repair, photo shops, and copy shops. Retail services do not include the sales, servicing, repair, or storage of motor vehicles.

49. “Setback” means the distance buildings, structures or uses must be removed from a lot line, and in the case of a building, is measured from a property boundary to a building’s closest vertical wall.

50. “Shell building” means a building intended to be divided into an unknown number of units.

51. “Shelters for temporary placement” means housing units within the city that provide housing to persons on a temporary basis for a duration not to exceed four weeks.

52. “Side yard” means the yard adjacent interior lot lines other than the rear lot line.

53. “Single-family” means a detached dwelling unit, other than a mobile home, containing one dwelling unit.

54. “Special needs housing” means housing that is provided for persons and where applicable their dependents who, by virtue of disability or other personal factors, face impediments to independent living and who require special assistance and services in order to sustain appropriate housing on a permanent, long-term or transitional basis. “Special needs housing” includes shelters for temporary placement, transitional housing facilities and group homes, for up to six residents in care, that function as a single housekeeping unit and provide supportive services, including but not limited to counseling, rehabilitation and medical supervision.

55. “Structure” means that which is built or constructed, including any piece of work artificially built up or composed of parts joined together in some definite manner and having a permanent location on the ground.

56. “Transitional housing facilities” means housing units within the city owned by public housing authorities, nonprofit organizations or other public interest groups that provide housing to persons on a temporary basis for a duration not to exceed 24 months in conjunction with job training, self-sufficiency training, and human services counseling, the purpose of which is to help persons make the transition from homelessness to placement in permanent housing.

57. “Use” means the nature of the occupancy, the type of activity, or the character and form of improvements to which land is devoted or may be devoted.

58. “Width,” when referring to the width of a lot, means the mean horizontal distance between the side lot lines.

59. “Yard” means the area between a lot line and a building or structure. (Ord. 980 § 1, 2005; Ord. 901 § 1, 2002; Ord. 744 § 2, 1995).

Chapter 17.15
RESIDENTIAL DISTRICT REGULATIONS

Sections:

17.15.010 Purpose.

17.15.020 Residential districts.

17.15.030 Use regulations.

17.15.040 Area, height, setback and miscellaneous provisions.

17.15.050 Planned residential provisions.

17.15.060 Recreation space requirements.

17.15.070 Special provisions applicable to certain legal nonconforming lots within constrained residential district (R-C).

17.15.010 Purpose.

The purpose of the residential districts is to allow for different types, sizes and price ranges of high quality residential uses in the city. The districts provide for a variety of urban residential densities with appropriate transitions, and for clustered lot uses. (Ord. 744 § 2, 1995).

17.15.020 Residential districts.

The following residential districts are hereby established:

A. Single-Family District (R-1). Single-family detached residential district. The R-l district shall have the following subdistricts on the basis of minimum lot area: R-1-4 (4,000 square feet) and R-1-7.5 (7,500 square feet).

B. Two- and Three-Family District (R-2). Small scale multiple-family district which may be used as a transitional district between the single-family and higher density multiple-family residential districts. Allow duplex and triplex development.

C. Multiple-Family District (R-3). Low-rise multiple-family district which may be used as a transition zone between the other residential districts and higher intensity nonresidential uses. Residential density of up to 12 units per acre. Encourage a variety of housing types and residential environments by allowing three- and four-plex developments, walk up apartments, and townhouses.

D. Constrained Residential District (R-C). Low density single-family detached residential district. This district is characterized by large parcels subject to significant environmental constraints and lack of adjacent sewer service.

E. Planned Residential (PR). Master planned, principally residential development that encourages a range of housing types, sizes and cost and allows for a limited amount of compatible neighborhood residential uses. (Ord. 744 § 2, 1995).

17.15.030 Use regulations.

The use regulations for these districts are found in Chapter 17.55 SMC, Use and Other Regulations. (Ord. 744 § 2, 1995).

17.15.040 Area, height, setback and miscellaneous provisions.

A. The following table indicates restrictions and regulations for minimum lot areas, setbacks, and building height for all residential structures permitted in the R-C, R-1, R-2 and R-3 residential districts.

Table 1 – Area, Height, Setback and Miscellaneous Provisions

		R-C, lot size >7,500	R-C, lot size £7,500	R-1-7.5	R-1-4	R-2	R-3
1.	Minimum lot area – square feet (sf)1	1 acre	1 acre	7,500	4,000	6,000	6,000
2.	Minimum lot area per dwelling – sf2	5 acres	5 acres	7,500	4,000	2,000	1,500
3.	Minimum front yard setback for all principal buildings and uses	20 ft.	15 ft.	20 ft.	15 ft.	15 ft.	15 ft.
4.	Minimum front yard setback for porches of all principal buildings and uses	13 ft.	8 ft.	13 ft.	8 ft.	8 ft.	8 ft.
5.	Minimum front yard setback for all principal buildings and uses on a corner lot and building face which is not a main entry	15 ft.	15 ft.	15 ft.	15 ft.	15 ft.	15 ft.
6.	Minimum rear yard setback for all permitted buildings and uses	20 ft.	20 ft.	20 ft.	20 ft.	15 ft.	15 ft.
7.	Minimum rear yard setback for all accessory uses	3 ft.	3 ft.	3 ft.	3 ft.	3 ft.	3 ft.
8.	Minimum side yard setback for all permitted principal buildings and uses	10 ft.	5 ft.	10 ft.	5 ft.	5 ft.	5 ft.
9.	Minimum side yard setback for all accessory uses	3 ft.	3 ft.	3 ft.	3 ft.	3 ft.	3 ft.
10.	Maximum height for all permitted principal structures3	35 ft.	35 ft.	35 ft.	35 ft.	35 ft.	35 ft.
11.	Maximum height for all permitted principal structures on lots 40 feet in width or less3	27 ft.	27 ft.	27 ft.	27 ft.	27 ft.	27 ft.
12.	Minimum width of lot	40 ft.	40 ft.	40 ft.	40 ft.	40 ft.	40 ft.

¹The minimum lot area is less than the minimum lot area per dwelling to allow for the clustering of lots when developed together on a larger property.

²Minimum lot area does not apply to accessory dwelling units.

³Church spires, church towers, flagpoles, antennas, and fire towers of a safe height may be permitted as a conditional use.

⁴The following architectural features on principal buildings and uses may encroach by up to three feet into setbacks; provided, no feature shall intrude into the setback closer to the property line than where fire-resistive construction is required: planter boxes, fireplace structures not wider than eight feet, not more than one bay window, not more than one garden window, and other similar features.

B. Two-story residential homes existing as of October 6, 2003, that may be elevated above the base flood level at some point in the future for conformance to the flood hazard regulations shall be exempt from the 27-foot maximum height limit and subject to a 35-foot maximum height limit upon elevation, regardless of lot width. (Ord. 942 § 1, 2003; Ord. 901 § 2, 2002; Ord. 744 § 2, 1995).

17.15.050 Planned residential provisions.

A. The provisions of this section shall apply to parcels of two acres or more in the planned residential district. On parcels of less than two acres, permitted uses shall be as specified for the R-1-4 district.

B. The purpose of the planned residential district is to provide, on parcels of two acres or more, for imaginative, well-designed, master planned principally residential development containing compatible and complementary uses, including opportunity for a range of housing types, sizes and prices, and which may include a limited quantity of neighborhood retail uses, which:

1. Promotes compact urban development;

2. Is at a scale and traditional neighborhood development pattern which serves to maintain and enhance existing small town character and pedestrian orientation;

3. Provides for public amenities such as passive and active recreation areas, open space, and trails;

4. Promotes or encourages the opportunity for district-wide coordination and continuity of pedestrian and bicycle corridors; and

5. Gives due consideration to development which exists or which can reasonably be anticipated on adjacent or nearby lands, both with respect to common infrastructure requirements and compatibility of uses.

C. In the planned residential district, no land subject to the provisions of this section shall be subdivided, and no building or structure other than one single-family residence with customary accessory uses shall be constructed, without an approved plan.

D. In the event two or more contiguous parcels in common ownership lie in whole or part in both the planned residential district subject to the provisions of this section, and the planned commercial/industrial district subject to the requirements of Chapter 17.20 SMC, the owner may optionally elect to present one plan for all parcels, and the location of the residential and commercial/industrial uses thereon need not adhere strictly to the boundaries of each respective district so long as the minimum requirements for uses in each district respectively are met in the overall plan. Additional adjacent property with zoning designations other than PR and PCI may be included, provided they constitute no more than 15 percent of the total acreage of the proposal.

E. The following requirements shall apply for residential development requiring an approved plan within the planned residential district, unless a specific deviation herefrom has been authorized pursuant to subsection G of this section:

1. All developments shall include a mixture of housing types, sizes and price ranges. Projects of two but less than 10 acres shall include at least two of the following housing types, and projects of 10 or more acres shall include three of the following housing types, which shall be dispersed and integrated within neighborhoods:

a. Single-family detached homes, whether conventional, modular or manufactured construction;

b. Town homes;

c. Condominiums;

d. Duplexes;

e. Multiplexes of three to six units;

f. Apartments;

g. Cohousing.

2. For projects of 10 or more acres containing greater than 100 units, excluding designated affordable housing units, the number of single-family detached dwellings shall range from a minimum of 50 percent to a maximum of 80 percent. Of the remaining number of dwellings, other than single-family detached dwellings, no more than 75 percent shall be the same type of dwelling unit (e.g., duplexes, multiplexes, townhouses, or apartments).

3. No single-family residential lot shall exceed 10,000 square feet.

4. The maximum residential density shall be 12 units per acre.

5. The minimum residential density shall be four units per acre.

6. Duplexes shall be of a design, type and scale to resemble a typical single-family home.

7. Multiplexes shall be of a design, type and scale such that the exterior appearance visually resembles a large single-family home.

8. Area, height and setback requirements shall be as specified in Table 1, SMC 17.15.040, for comparable lot size and residential use.

9. Open space requirements shall be as follows:

a. For projects of two but less than 10 acres in size, at least 10 percent of the total acreage of the development proposal must be dedicated as common usable open space in the form of mini-parks, tot lots, neighborhood parks or green. Fees in lieu of dedicated common open space may be allowed subject to approval by the city.

b. For projects of 10 or more acres, at least 35 percent of the total acreage of the development proposal must be allocated to common open space; provided, for projects subject to the provisions of subsection D of this section, the common open space may be provided within the area subject to the plan as a whole. At least 10 percent of the common open space must be usable open space in the form of mini-parks, tot lots, neighborhood parks or greens. The remaining open space may include sensitive areas, regional trail corridors and community parks.

c. Common usable open space areas shall be distributed throughout the development and integrated within neighborhoods.

10. A sidewalk system shall be provided throughout the development, interconnecting all dwelling units with other dwelling units, nonresidential uses and common open space. Sidewalks shall promote pedestrian activity within each site and throughout the development and shall be provided as follows:

a. Sidewalks shall be a minimum of four feet in width;

b. Sidewalks shall be separated from motor vehicle circulation.

11. Bikeways shall be provided where possible, linking parks, open space and public areas with neighborhoods and other local and regional bikeways.

12. The planned residential development shall incorporate traditional neighborhood design strategies as follows:

a. At least 50 percent of the neighborhood lots shall have vehicular access from alleys, with garages located at the rear of the lot.

b. The block layout shall be designed to create blocks that are generally rectilinear in shape, a modified rectilinear shape or another distinct geometric shape. Irregularly shaped blocks are generally discouraged, except where topographic or other conditions necessitate such a configuration. To the greatest extent possible, blocks shall be designed to have a maximum length of 1,000 feet.

c. The street layout shall be a modified grid street pattern adapted to the topography, unique natural features, environmental constraints and open space areas. The use of cul-de-sacs and other roadways with a single point of access shall be minimized. Linkages with the existing or planned public street system shall be provided where possible.

d. Neighborhood street rights-of-way shall provide a planting strip between the street and sidewalk.

13. Parcels included in a development application in a planned residential district shall be under common ownership or control, or be the subject of a joint application by owners of all of the property included.

14. Proposed circulation, solid waste disposal and recycling, water, sewer and storm water management systems shall be designed in such a manner to allow adequate and efficient expansion to accommodate development which can reasonably be anticipated on adjacent or nearby lands.

F. Neighborhood retail uses may be allowed within planned residential developments on parcels of 10 or more acres. Neighborhood retail uses shall be subject to the following requirements:

1. Neighborhood retail lots shall be no more than 4,000 square feet in area;

2. Neighborhood retail uses must be located on a corner, and may not occupy more than two lots;

3. Parking shall be located to the rear of the building and have access from an alley;

4. Neighborhood retail uses shall be clearly subordinate and complementary to the principal residential character of the development, to serve the needs of the residents thereof.

G. Deviation from development standards of general applicability throughout the city, but not from development standards deemed necessary to protect health, safety or the environment, may be authorized when the city council, with the advice of the planning commission, finds that such deviation would advance the purpose of the district as set forth in subsection B of this section. Deviations deemed necessary or appropriate to accomplish low-impact development, which for purposes of this title shall mean the use of a variety of techniques to avoid to the extent feasible the collection, concentration and point discharge of storm water to a receiving body, shall be encouraged. Any such deviations shall be included in the approved plan for the planned residential development.

H. The application shall include all of the materials required for a planned unit development pursuant to SMC 17.50.090(B), together with a list of all development standards of general applicability from which a deviation is proposed, and a statement of how such deviation will achieve the purpose set forth in subsection A of this section.

I. The notice, hearing and decision process for applications for approval of a plan for development in the planned residential district shall be as set forth in Chapter 17.50 SMC, Planned Unit Development Regulations. (Ord. 933 § 1, 2003; Ord. 769 § 23, 1996; Ord. 744 § 2, 1995).

17.15.060 Recreation space requirements.

In all zoning districts, any proposed multiple-family structure, complex, or development of four or more units shall provide on the premises and for the use of the occupants a minimum amount of recreation space according to the following provisions:

A. Required Area.

1. For each proposed dwelling unit in the multiple-family complex or development, a minimum of 200 square feet of recreation space shall be provided. Any multiple-family structure, complex, or development shall provide a minimum of 1,000 square feet of total recreation space.

2. The front, side, and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space, except that 10 percent of the required landscape areas may be permitted in the calculation of the total recreation space.

3. In the event the total area required under subsection A of this section is less than 3,000 square feet, that portion required to be outdoors and uncovered shall be one continuous parcel of land.

B. Indoor or Covered Space.

1. No more than 50 percent of the required recreation space may be indoor or covered space.

2. No more than 50 percent of the total required recreation space may be used for single-purpose permanent facilities such as swimming pools, tennis courts, and similar facilities.

C. Uncovered Space.

1. A minimum of 50 percent of the total required recreation space shall be open or uncovered; up to 100 percent of the total requirement may be in open or uncovered recreation space.

2. No more than 50 percent of the uncovered recreation space requirement may be located on slopes greater than four horizontal to one vertical (4:1) slope.

D. General Requirements.

1. Multiple-family complexes which provide dwelling units with two or more bedrooms shall provide adequate recreation space for children. Such space shall be at least 25 percent but not more than 50 percent of the total recreation space required under subsection A above and shall be designated, located, and maintained in a safe condition.

2. Adequate fencing, plant screening, or other buffer shall separate the recreation space from parking areas, driveways, or public streets. (Ord. 744 § 2, 1995).

17.15.070 Special provisions applicable to certain legal nonconforming lots within constrained residential district (R-C).

Notwithstanding any other provision of this title, allowable uses on lots within the constrained residential district having a lot area of less than five acres shall be as established in SMC 17.55.020 for the R-1 residential district. (Ord. 942 § 2, 2003; Ord. 898 § 2, 2002).

Chapter 17.20
COMMERCIAL/INDUSTRIAL DISTRICT REGULATIONS

Sections:

17.20.010 Purpose.

17.20.020 Commercial/industrial districts.

17.20.030 Use regulations.

17.20.040 Area, height, setback and miscellaneous provisions.

17.20.050 Planned commercial/industrial provisions.

17.20.010 Purpose.

The purpose of the commercial/industrial districts is to provide land for several different intensities and types of business, industrial, office, retail, service and entertainment uses which complement, enhance and support the mix of land uses within the city of Snoqualmie. The commercial/industrial districts are intended to provide a variety of economic opportunities, a tax base for the city, as well as the necessary goods, services, and employment opportunities to accommodate visitors and support the residents of the city. Each district shall be regulated by its own zoning criteria, however, all districts share in the goal of providing well designed, quality commercial and industrial developments that further the city’s goals and policies as stated in the Snoqualmie Vicinity Comprehensive Plan. Each district should ensure that new development is integrated with the existing community and furthers the goals of the city through such methods as pedestrian orientation and circulation, transportation, site planning and design, signage, lighting, public open space, public facilities and other means to maintain and create physical and social linkages along with enhancing the character of the community. A mix of primarily commercial and some residential uses should be allowed in commercial districts with commercial uses at the street level and residential generally above. Commercial areas should be designed with the pedestrian, bicycle and automobile in mind. Business opportunities which support the full range of rural activities occurring in the adjacent rural areas, including support services for agriculture and forestry are encouraged. Impact generating industrial uses should be buffered from other uses and be sited carefully to minimize environmental impacts. (Ord. 744 § 2, 1995).

17.20.020 Commercial/industrial districts.

The following commercial/industrial districts are hereby established:

A. Business-General District (BG). The business-general district is intended to accommodate a broad range of retail and commercial uses, including businesses and services that are of a larger scale or are inappropriate for the historic downtown area, such as automotive services and limited light-industrial uses.

B. Business-Office District (BO). The business-office district is intended principally for providing space within the city for smaller-scale office uses, but also allows for some retail and service uses.

C. Business-Retail District (BR). The business-retail district is intended to serve as the core shopping area within Snoqualmie, with uses serving as shopping catalysts to other businesses within the district. Ground floor retail sales and services are encouraged with offices and professional services on upper floors. The business-retail district should support the historic district by encouraging the use of architectural styles which reflect the history of the city and the railroad depot. The business-retail district is divided into two subdistricts, as follows:

1. BR-1. The BR-1 subdistrict contains all properties located within the downtown historic district retail overlay zone pursuant to Chapter 17.37 SMC, and is intended for shopping and dining in a pedestrian-oriented environment.

2. BR-2. The BR-2 subdistrict contains all properties within the BR district outside of those listed within the BR-1 subdistrict.

D. Office Park District (OP). The office park district is intended to provide areas appropriate for commercial and office uses, such as medical, dental, and other professional services.

E. Planned Commercial/Industrial District (PCI). The planned commercial/industrial district is intended to provide areas in the city for master planned commercial/industrial uses, which might include single or mixed use retail, office, light industrial and open space uses. All development on parcels of two acres or larger upon which more than one principal structure is to be constructed shall be subject to the requirements of this chapter.

F. Industrial District (I). The industrial district is intended to provide areas for a broad range of light industrial uses, and includes heavy/resource-based industrial uses as conditional uses. (Ord. 980 § 2, 2005; Ord. 744 § 2, 1995).

17.20.030 Use regulations.

Use regulations for the commercial districts are found in Chapter 17.55 SMC, Use and Other Regulations. (Ord. 744 § 2, 1995).

17.20.040 Area, height, setback and miscellaneous provisions.

The following table indicates restrictions and regulations for the lot area, setbacks, and height of all structures permitted in the commercial districts:

	Zoning District
	BG	BO	BR	OP	PCI	I
1. Minimum Lot Area (square feet)	5,000	5,000	3,600	5,000	5,000	10,000
2. Minimum Lot Width	30¢	30¢	30¢	30¢	none	none
3. Minimum Front Yard Setback1	0¢	0¢	0¢	10¢	20¢	20¢
4. Minimum Side Yard Setback1	0¢	0¢	0¢	5¢	10¢	10¢
5. Minimum Rear Yard Setback1	0¢	0¢	0¢	5¢	10¢	10¢
6. Maximum Height of Structure2	35¢	35¢	35¢	35¢	40¢	45¢

¹ Where a more intense use abuts a less intense use, setbacks shall be equal to the width of the required landscape area.

² Church spires, church towers, flagpoles, antennas, and fire towers of a safe height may be permitted as a conditional use.

(Ord. 980 § 3, 2005; Ord. 744 § 2, 1995).

17.20.050 Planned commercial/industrial provisions.

A. The purpose of the planned commercial/industrial district is to provide for imaginative, well-designed, master-planned commercial/industrial development containing compatible and complementary uses, including mixed or single retail, wholesale, service and professional businesses, second-story residential uses above such businesses, office and light industrial uses, on parcels of two or more acres, which:

1. Optimizes the efficiency of the use of land;

2. Is at a scale which serves to maintain existing small-town character;

3. Optimizes the opportunity for public amenities such as open space, parks and trails;

4. Promotes or encourages pedestrian and bicycle orientation and provides the opportunity for district-wide coordination and continuity of pedestrian and bicycle corridors; and

5. Gives due consideration to development which can reasonably be anticipated on adjacent or nearby lands, both with respect to common infrastructure requirements and compatibility of uses.

B. In the planned commercial/industrial district, no land shall be used, subdivided, cleared, graded or filled and no building or structure shall be constructed, altered or enlarged on a parcel of two acres or larger except under the authority of an approved plan pursuant to this section; provided, an approval under this section shall not be required for road and utility corridors, or for temporary uses and structures for which no grading, clearing or building permit is required. The approved plan shall authorize development on land which is not to be further divided, and shall provide the basis and standards for processing of a binding site improvement plan or subdivision on land which is to be further divided for sale or lease of lots, parcels or pads.

C. On parcels in the planned commercial/industrial district of less than two acres, permitted uses shall be as specified for the business-general (B-G) district.

D. In the event two or more contiguous parcels in common ownership lie in whole or part in both the planned commercial/industrial district subject to the provisions of this section and the planned residential district subject to the requirements of Chapter 17.15 SMC, the owner may optionally elect to present one plan for all parcels, and the location of the residential and commercial/industrial uses thereon need not adhere strictly to the boundaries of each respective district so long as the minimum requirements for uses in each district respectively are met in the overall plan. Additional adjacent property with zoning designations other than PCI and PR may be included, provided they constitute no more than 15 percent of the total acreage of the proposal.

E. The planned/commercial industrial district allows and encourages a mix of uses, both vertically and horizontally, but does not require such a mixture.

F. Tracts included in a development proposal in a planned commercial/industrial district must be in one ownership or control, or be the subject of a joint application by owners of all of the property included.

G. At least 35 percent of the total acreage for the development proposal must be dedicated to open space, natural areas, parks, or greens, commons or public assembly areas; provided, for projects subject to the provisions of subsection D of this section, the common open space may be provided within the area subject to the plan as a whole.

H. Proposed circulation, solid waste disposal and recycling, and water, sewer and storm water management systems shall be designed in such a manner to allow adequate and efficient expansion to accommodate development which can reasonably be anticipated on adjacent or nearby lands.

I. It is the intention of this section to encourage development proposals not constrained by fixed development standards, and toward that end, deviation from development standards of general applicability throughout the city may be authorized when the city council, with the advice of the planning commission, finds that such deviation would advance the purpose of the district as set forth in subsection A of this section, provided deviation shall not be allowed from development standards deemed necessary to protect health, safety or the environment. Any such deviations shall be included in the approved plan for the planned commercial/industrial development.

J. The application shall include all of the materials required for a planned unit development pursuant to SMC 17.50.090(B), together with the following information, together with a list of all development standards of general applicability from which a deviation is proposed, and a statement of how such deviation will achieve the purpose set forth in subsection A of this section.

K. The notice, hearing and decision process for applications for approval of a plan for development in the planned commercial/industrial district shall be as set forth in Chapter 17.50 SMC, Planned Unit Development Regulations. (Ord. 980 § 4, 2005; Ord. 933 § 2, 2003; Ord. 769 § 24, 1996; Ord. 744 § 2, 1995).

Chapter 17.25
CONSERVATION/RESOURCE DISTRICT REGULATIONS

Sections:

17.25.010 Purpose.

17.25.020 Conservation/resource districts.

17.25.030 Use regulations.

17.25.040 Area, height, setback and miscellaneous provisions.

17.25.010 Purpose.

The purpose of the conservation/resource districts is to provide land that should not be developed intensively for urban purposes in order to provide an ample supply of open space, protect natural features and processes, provide active and passive recreational opportunities, conserve agricultural resources, protect and enhance important wildlife corridors, and generally sustain a high quality natural environment. (Ord. 744 § 2, 1995).

17.25.020 Conservation/resource districts.

The following conservation/resource districts are hereby established:

A. Parks and Open Space District (OS). This district is intended to provide areas appropriate for active and passive recreation, certain agricultural uses, peripheral open space greenbelts, sensitive areas, a viable system of wildlife corridors, floodplain protection, pedestrian and equestrian trails, certain institutional uses, open space for public health and welfare, and protection of lands unsuitable for development. The parks and open space district has three subcategorizations for differing uses, as follows:

1. OS-1. The OS-1 district is intended for natural open space preservation, informal low-intensity recreation, and limited agricultural uses. This district includes large tracts of public land, such as the portions of Three Forks Natural Area and Meadowbrook Farm within the city limits, the Two Sisters Return property, as well as additional lands unsuitable for development that should remain in a relatively undeveloped state for wildlife habitat or sensitive areas protection.

2. OS-2. The OS-2 district is intended for formal and active park uses, as well as other recreational uses such as golf courses and riding stables. This district includes the developed parks within the city (outside of mixed use districts), including neighborhood and community parks, pea-patch lots, and the Snoqualmie Point Park property.

3. OS-3. The OS-3 district includes land owned by the city and the Northwest Railway Museum on which the Northwest Railway Museum runs its tourist train. This district is intended to accommodate the uses of the museum, while maintaining the overall open space character of the property.

B. Utility Park District (UP). The utility park district is an area containing unique natural resources and is intended to provide areas appropriate for hydroelectric generation and associated facilities, public or private parks and open space with appropriate visitor-related commercial services, utility treatment plants and other municipal facilities. (Ord. 980 § 5, 2005; Ord. 744 § 2, 1995).

17.25.030 Use regulations.

Use regulations for the conservation/resource districts are found in Chapter 17.55 SMC, Use and Other Regulations. (Ord. 744 § 2, 1995).

17.25.040 Area, height, setback and miscellaneous provisions.

The following table indicates restrictions and regulations for the lot area, lot width, setbacks and height for all structures permitted in the conservation/resource districts.

	Zoning District
	OS	UP
1. Minimum Lot Area (square feet)	10,000	10,000
2. Minimum Lot Width (feet)	100'	100'
3. Minimum Front Yard Setback (feet)	30'	30'
4. Minimum Side Yard Setback (feet)	20'	20'
5. Minimum Rear Yard Setback (feet)	30'	30'
6. Maximum Height of Structure1 (feet)	35'	35'

¹ Church spires, church towers, flagpoles, antennas, and fire towers of a safe height may be permitted as a conditional use.

(Ord. 980 § 6, 2005; Ord. 744 § 2, 1995).

Chapter 17.30
MU MIXED USE DISTRICT REGULATIONS

Sections:

17.30.010 Legislative findings.

17.30.020 Purposes and objectives.

17.30.030 Mixed use approval required.

17.30.040 Mixed use approval – When not required.

17.30.050 Mix of uses encouraged but not required.

17.30.060 Uses permitted.

17.30.070 Development standards.

17.30.080 Preapplication conference.

17.30.090 Application for mixed use approval.

17.30.100 Filing of application.

17.30.110 Planning official review.

17.30.120 Planning commission public hearing, report and recommendation.

17.30.130 City council action.

17.30.140 The final plan.

17.30.150 Subsequent approvals and permits.

17.30.160 Concurrent processing of development proposal applications.

17.30.170 Sureties.

17.30.180 Expiration of mixed use approval.

17.30.190 Amendment of final plan.

17.30.010 Legislative findings.

The city council finds as follows:

A. Those portions of the city platted and developed prior to the adoption of zoning codes include residential uses in close proximity to retail, commercial and professional uses, and are characterized by small lot sizes, high density and minimal setbacks. This development pattern encourages pedestrian access to employment opportunities and goods and services.

B. Traditional Euclidean zoning tends to isolate residential uses from employment centers and retail, business and commercial uses, and to promote automotive rather than pedestrian modes of transportation.

C. A mix of various types, sizes and costs of residential uses in close proximity to employment opportunities and retail, business and professional uses, within one neighborhood, can if properly planned contribute to a neighborhood vitality and community identity that is consistent with the city’s historical character.

D. Areas exist within the corporate limits of the city and within the city’s identified expansion areas, which due to their size and undeveloped state, afford the city with an opportunity for implementing well planned projects of varying land use mixtures.

E. By requiring new neighborhoods to be developed pursuant to a mixed use final plan, the transportation, public utilities, open space, recreation and public facilities needs and environmental impacts created by such new neighborhoods can be best identified and mitigated.

F. A decision making process providing for discretionary review, guided by articulated purposes and objectives, with the public participation and input, will best serve the public interest in shaping the future of the city.

G. It would promote the public health, safety and welfare to encourage new neighborhoods in the city that allow a mix of uses, a variety of housing types, and flexibility in lot size, building setbacks and design standards. (Ord. 744 § 2, 1995).

17.30.020 Purposes and objectives.

A. The MU district is established to achieve the following purposes:

1. To enable development within the city with imaginative site and building design in a compatible mixture of land uses that will encourage pedestrian rather than automotive access to employment opportunities and goods and services;

2. To ensure sensitivity in land use and design to adjacent land uses in the MU district, and avoid the creation of incompatible land uses;

3. To ensure that all development gives adequate consideration to and provides mitigation for the impacts it creates with respect to transportation, public utilities, open space, recreation and public facilities, and that circulation, solid waste disposal and recycling, water, sewer and storm water systems are designed to the extent feasible to be adequate to serve future adjacent development that can reasonably be expected; and

4. To ensure that development protects and preserves the natural environment to the maximum extent possible, including but not limited to protection of the water quality of the Snoqualmie River, contribution to the long-term solution of flooding problems, protection of wetlands and sensitive areas and protection of viewsheds.

B. Each proposal for development within the MU district shall be in conformity with the Snoqualmie Vicinity Comprehensive Plan, subarea master plan or annexation implementation plan, and advance the achievement of the foregoing purposes of the MU district and the following objectives:

1. The preservation or creation of open space for the enjoyment of the residents of the city, employees of businesses located within the city and the general public;

2. Creation of attractive, pedestrian-oriented neighborhoods with a range of housing types, densities, costs and ownership patterns;

3. The provision of access to employment opportunities and goods and services in close proximity to, interspersed with or attached to residential uses;

4. The provision of a balanced mix and range of land uses within and adjacent to the development that minimize the necessity for the use of automobiles on a daily basis;

5. The use of the highest quality architectural design and a harmonious use of materials;

6. The provision of a range of street sizes and designs, including narrow streets designed principally for the convenience of pedestrians as well as streets of greater width designed primarily for vehicular traffic;

7. The provision of commons, greens, parks or civic buildings or spaces as places for social activity and assembly for the community; and

8. The provision of clustered development to preserve open space within the corporate limits of the city while still achieving an appropriate overall density for the city.

C. The planning commission in its recommendation and the city council in its decision shall weigh the degree to which a proposal advances or hinders each purpose and objective, and shall determine in their sole discretion whether, on balance, the proposal merits approval. (Ord. 744 § 2, 1995).

17.30.030 Mixed use approval required.

A. Subject to the provisions of SMC 17.30.040, no land shall be used, subdivided, cleared, graded or filled and no building or structure shall be constructed, altered or enlarged within the MU district except under the authority of an approved final plan pursuant to SMC 17.30.140 issued through the process established in this chapter.

B. For purposes of this chapter, “development proposal” shall mean a proposal for any of the activities for which prior mixed use approval is required pursuant to subsection A of this section. (Ord. 744 § 2, 1995).

17.30.040 Mixed use approval – When not required.

A. Road and utility transmission corridors, including electric, telephone, natural gas, television cable, water and sewer, may be constructed in and across the MU district without an approved final plan, when recommended by the planning commission and approved by the city council, as necessary to serve citywide or regional needs. All proposed road and utility transmission corridors in the MU district intended solely to serve existing or future development in the MU district shall be considered as part of an application for mixed use approval, and may not be considered pursuant to the authority of this section.

B. Temporary uses and structures for which no grading, clearing or building permit is required may be approved by the planning director without an approved final plan upon a determination that structures can be removed and the area restored to its previous condition without altering the natural characteristics of the property or a significant feature thereof to an appreciable degree.

C. Temporary uses and structures for which a clearing, grading or building permit is required may be approved without an approved final plan when recommended by the planning commission and approved by the city council, upon a determination that structures can be removed and the area restored to its previous condition without altering the natural characteristics of the property or a significant feature thereof to an appreciable degree.

D. All approvals under the provisions of this section may include conditions appropriate to ensure to the maximum extent possible that the use or structure approved does not create an impediment to the eventual development of the property to achieve the purposes and objectives of this chapter. Any proposal may be denied if it is found to create a significant impediment to the eventual development of the property to achieve the purposes and objectives of this chapter which cannot be mitigated by appropriate conditions. (Ord. 744 § 2, 1995).

17.30.050 Mix of uses encouraged but not required.

The MU district allows and encourages a mixture of land uses, both vertically and horizontally, on one parcel or several contiguous combined parcels, but does not require such a mixture of uses on site, provided the development proposal when considered in relation to surrounding development achieves the purposes and objectives of this chapter. (Ord. 744 § 2, 1995).

17.30.060 Uses permitted.

A. All principally and conditionally permitted uses in this title may be allowed in the MU district pursuant to an approved final plan, except uses permitted only in the I industrial district pursuant to Chapter 17.20 SMC, which are prohibited in the MU district, and except as further provided in subsection B of this section.

B. The following uses may be allowed in the M-U district only upon a special finding by the city council, with the advice of the planning commission, pursuant to subsection C of this section:

1. All uses requiring an unclassified use permit pursuant to Chapter 17.60 SMC;

2. All uses permitted only in the PCI planned commercial/industrial districts pursuant to Chapter 17.20 SMC. 

C. The uses specified in subsection B of this section may be permitted in the MU zone only upon a special finding by the city council that the proposal is for:

1. Public facilities deemed necessary by the city to protect or promote the public health, safety and welfare;

2. An unclassified use that:

a. Promotes the public health, safety and welfare,

b. Can be carried on within a development proposal without greater traffic, noise, glare, air or water pollution impacts than other uses not subject to the prohibition of this section, and

c. Does not materially hinder the achievement of the objectives of this chapter; or

3. An industrial use that can be carried on within a development proposal without greater traffic, noise, glare, air or water pollution or other environmental impacts than other uses not requiring a special finding. (Ord. 744 § 2, 1995).

17.30.070 Development standards.

A. The development standards in this section shall apply to development proposals within the MU district unless an adopted sub-area plan or annexation implementation plan specifies different standards, in which case the standards specified in the subarea plan shall apply.

B. Subject to the provisions of subsection A of this section, the following development standards shall apply to all development within the MU district:

1. The minimum acreage for a mixed use final plan shall be 10 acres;

2. At least 35 percent of the total acreage within the proposed final plan must be dedicated to open space, natural areas, parks, recreation areas, or village greens, commons or public assembly areas, excluding streets and parking areas. Fees-in-lieu of dedication of land for such uses may be permitted by the city council, in accordance with state law. Such fees shall be used to acquire comparable open space functional equal to or better than that available on the site of the proposed final plan;

3. The tract or tracts of land included in a proposed mixed use final plan in an MU district must be in one ownership or control, or be the subject of a joint application by the owners of all the property included. The holder of a written option to purchase may be deemed the owner of such land for purposes of this subsection;

4. Proposed circulation, solid waste disposal and recycling, water, sewer and storm water management systems shall be designed in such a manner to allow adequate and efficient future expansion to accommodate development which can reasonably be anticipated on adjacent or nearby lands; and

5. The siting of compatible land uses shall be encouraged to the greatest extent possible through the use of sensitive site planning, use of landscaping, buffering and open space, and conformance to the performance standards described in SMC 17.55.070. 

C. It is the intention of this chapter to encourage development proposals not constrained by fixed development standards, and toward that end, deviation from the development standards set forth in subsection D of this section or other standards of this code, except those specified in subsection A of this section, may be authorized when the city council finds, with the advice of the planning commission, that compared to such standards such deviation would advance the achievement of the stated purposes and objectives of the MU district at the completion of the development.

D. Unless required by a subarea plan, annexation implementation plan, or otherwise authorized, development standards in the MU district shall be as follows:

1. Maximum density: 12 units per acre;

2. Maximum building height: four stories; and

3. Maximum FAR (floor area ratio) for commercial, industrial and multifamily residential structures of 0.8.

E. Off-street parking shall be as required in Chapter 17.65 SMC; provided, such requirements may be reduced when more than one building or use can jointly use parking spaces or it can otherwise be demonstrated that an adequate parking supply exists in the particular circumstances, which may include, by way of example only, that different land uses have different hourly patterns of use, or because different land uses exist on or nearby the site, a person may satisfy more than one trip destination from one parking space. In such cases, a parking supply plan shall be submitted indicating the amount of shared parking to be provided and substantiating the rationale for the shared parking. (Ord. 744 § 2, 1995).

17.30.080 Preapplication conference.

A preapplication conference between the applicant or his representative and the planning official is required prior to submission of an application for approval of a mixed use final plan. The purpose of this conference shall be for the applicant to familiarize the planning official with the proposed mixed use final plan, and to initially acquaint the applicant with the city’s project processing procedures. (Ord. 744 § 2, 1995).

17.30.090 Application for mixed use approval.

All applications for approval of a development proposal in the MU district shall, at a minimum, include the following:

A. A site plan, which includes one or more drawings at a scale prescribed by the planning official, showing the following:

1. The location of the site and its relationship to the surrounding areas, including the current land use, natural features and the zoning of both the site and the surrounding areas;

2. The existing site conditions, including contours at five-foot intervals, water bodies, soil types, geologic conditions and forest cover;

3. The approximate location and size of all existing and proposed uses, including notations of maximum heights; types of dwelling units, buildings, structures and other improvements; density per type; and renderings of a typical streetscape and/or typical lot configuration;

4. The location and approximate size in acres or square feet of all areas to be conveyed, dedicated or reserved as open space, natural areas, parks, recreation areas, or greens, commons or public assembly areas or similar public uses;

5. The existing and proposed circulation system of arterial and collector streets, including if known, the approximate general location of local streets, off-street parking, service and loading areas, and major points of access to public rights-of-way, with notations of proposed public or private ownership as appropriate;

6. The existing and proposed pedestrian circulation system, including approximate locations of bicycle lanes and trails, including internal connections to regional trails;

7. The existing and proposed major trunkline utility systems, including sanitary sewers, storm sewers, gas, electric power and water;

8. The existing and proposed public transportation services and facilities.

B. In addition to the graphic illustrations set forth above, the applicant shall submit the following in such form as the planning official may specify:

1. A legal description of the subject property;

2. The program for development, including phasing or completion schedules, if any, and the anticipated project completion date;

3. Proposed design standards for minimum lot area, width, frontage, and yard requirements, street standards, building heights, and parking provisions, as applicable;

4. A list of the items, issues or subjects to be provided for by restrictive covenants and/or design and architectural guidelines;

5. Proposed provisions to assure the permanence and maintenance of common open space and recreational facilities;

6. Proposed landscape standards to apply to open space and yards, and the proposed treatment of required buffers, if any, and the perimeter of the development, including materials and techniques to be used, such as types of vegetation, screens, fences and walls;

7.  The proposed method of street lighting and signing;

8. The proposed plan for solid waste disposal and recycling and a proposal for adequate maintenance of such facilities;

9. A statement identifying applicable policies of the Snoqualmie Vicinity Comprehensive Plan and any applicable subarea master plan or annexation implementation plan, and demonstrating how the development proposal meets such policies and the purposes and objectives of this chapter; and

10. The signature of the applicant or agent authorized to act on behalf of the applicant, with evidence of the agent’s authority.

C. The application shall include information as required by applicable ordinances and policies regarding impacts of the development proposal on flooding issues, and proposals for the applicant to support and participate in long-term permanent flood damage reduction solutions.

D. The application shall include a SEPA checklist or a written request for a determination of significance, acknowledging that an environmental impact statement will be required, in lieu of such checklist.

E. Such other information or studies shall be provided as the planning official may deem necessary to fully evaluate the proposed mixed use final plan’s compliance with this chapter, any applicable subarea master plan or annexation implementation plan policy and other applicable ordinances and regulations of the city. (Ord. 744 § 2, 1995).

17.30.100 Filing of application.

The application shall be made on forms prescribed by the planning official. The applicant shall pay all costs incurred by the city that are associated with processing the mixed use proposal, including engineering, inspection, legal and administrative costs. The city administrator shall establish a deposit requirement to cover the city’s estimated costs of processing the application, from which city costs shall be deducted, and when such sum is exhausted, additional deposits in an amount equal to the estimated further city costs shall be required. The initial deposit and all subsequent deposits of funds in the amounts so established shall be conditions of processing the application. (Ord. 744 § 2, 1995).

17.30.110 Planning official review.

A. The planning official shall within 45 days after receipt determine whether the application is complete, and shall notify the applicant of such determination in writing; provided, this section shall not be construed to limit the authority of the planning official to require additional information during the processing of the application. The applicant shall submit any additional information necessary to complete the application. Within 15 days after the application is determined to be complete, the applicant shall provide an additional 25 copies of the completed application for distribution by the planning official to members of the city council and planning commission and to the appropriate city departments, and one copy on a mylar base, suitable for reproduction.

B. The planning official shall circulate the copies of the completed application for review and comments, and shall prepare a staff report, including conclusions and recommendations, for the use of the planning commission and city council. (Ord. 744 § 2, 1995).

17.30.120 Planning commission public hearing, report and recommendation.

A. The planning commission shall hold at least one public hearing on the mixed use application, and shall give notice thereof pursuant to Chapter 17.85 SMC. The planning commission shall meet within 30 days after the date the application is determined to be complete or within 30 days after the issuance of a draft environmental impact statement, whichever is later, to schedule a date for the public hearing. Additional public hearings may be held during the course of the planning commission’s consideration of the mixed use application as it shall deem appropriate.

B. The planning commission shall by resolution make a recommendation to approve, approve with conditions or deny the proposed mixed use final plan, and shall set forth any recommended conditions, and any recommended finding pursuant to SMC 17.30.060 relating to permitted uses and SMC 17.30.070(C) relating to deviations from development standards of this chapter and code. The recommendation of the planning commission shall be based upon its findings, which shall be included in the resolution, as to whether the development proposal substantially complies with the Snoqualmie Vicinity Comprehensive Plan, the policies of any applicable subarea master plan, the requirements of any applicable annexation implementation plan and the purposes and objectives of this chapter, and including but not limited to the following:

1. The legislative findings, purposes and objectives of SMC 17.30.010 and 17.30.020 specifically advanced by the proposal;

2. Adequacy of the provisions for each of the following, where applicable:

a. Water supply,

b. Wastewater treatment facilities,

c. Storm water management,

d. Electrical power supply,

e. School impact mitigation,

f. Affordable housing,

g. Open space, natural areas, parks, recreation areas, or greens, commons or public assembly areas,

h. Municipal services and facilities,

i. Fiscal impact guarantees,

j. Transportation systems management, and

k. Viewshed protection;

3. Environmental impacts and mitigation, including but not limited to the following, where applicable:

a. Wetlands protection,

b. Sensitive areas protection,

c. Water quality protection,

d. Flood hazard zone protection, and

e. Air quality protection. (Ord. 744 § 2, 1995).

17.30.130 City council action.

After receipt of the planning commission findings and recommendation, and upon consideration of the planning official’s staff report and any other evidence it deems relevant, the city council shall consider the mixed use application at a public meeting, not more than 90 days after receipt by the city council; provided, on application made prior to expiration of the 90-day period, city council may on good cause shown extend the time for consideration for one additional period of up to 90 days. It shall be the responsibility of the applicant to request consideration by city council at a public meeting within the time period allowed, and any application not brought before city council within such time period shall be deemed abandoned. After such deliberation as it may deem necessary, the council may by resolution approve, approve with conditions or deny the proposed mixed use final plan, which resolution shall contain the council’s findings and decision, which may incorporate by reference the findings and recommendation of the planning commission in whole or in part. (Ord. 813 § 1, 1998; Ord. 769 § 25, 1996; Ord. 744 § 2, 1995).

17.30.140 The final plan.

A. The site plan and conditions, as approved by city council, shall constitute the “final plan” for purposes of this chapter. Approval of the final plan does not of itself authorize development, but provides the standards against which applications for subsequent approvals and permits for development proposals are to be reviewed. The final plan is intended to provide a broad conceptual framework within which future discretionary review, including but not limited to subdivisions, binding site improvement plans and design review, will be conducted.

B. Approval of the final plan constitutes mixed use approval.

C. The final plan shall be recorded with the county department of records and elections.

D. The planning official shall maintain a true, accurate and complete copy of the final plan. (Ord. 744 § 2, 1995).

17.30.150 Subsequent approvals and permits.

A. Applications for subsequent permits and approvals shall be approved only when substantially in conformance with the approved final plan.

B. The planning official shall determine within 45 days after receipt whether any application subsequent to approval of the final plan is substantially in conformance therewith; provided, subdivisions shall be subject to the process mandated by state law and any applicable city regulations.

C. The subsequent application shall be considered substantially in conformance with the approved final plan when the proposal:

1. Is within the scope and intent of the final plan;

2. Is of a similar size and scale and does not present appreciably different environmental effects from those identified during the final plan review process;

3. Does not reduce overall acreage identified as dedicated public areas, open space or buffering areas;

4. Does not materially change the balance of uses; and

5. Does not exceed the limitations of any development standards approved pursuant to SMC 17.30.070.

D. Notice of the planning official’s determination as to whether a subsequent application is substantially in conformance with the approved final plan shall be mailed to the applicant and published, and such determination shall be final unless appeal is taken to the city council within 15 days after the date of publication.

E. Applications for subsequent subdivisions or permits for construction shall include the proposed covenants, conditions and restrictions, and any other matter required as a condition of the final plan.

F. A determination of consistency with the final plan shall not exempt the subsequent application from the necessity of obtaining any other required local, state or federal permits or compliance with any other applicable requirements. (Ord. 744 § 2, 1995).

17.30.160 Concurrent processing of development proposal applications.

Applications for development approvals, including but not limited to subdivisions, may be submitted with applications for mixed use approval and may, to the extent practicable, be processed concurrently. (Ord. 744 § 2, 1995).

17.30.170 Sureties.

When the final plan approves phased development, conditions shall be established for sureties or other performance guarantees acceptable to the city for infrastructure, open space, landscaping and any other performance required as a condition of mixed use approval. (Ord. 744 § 2, 1995).

17.30.180 Expiration of mixed use approval.

A mixed use approval shall expire and become void unless substantial construction is commenced within three years of the date of approval of the final plan, or within a longer period if specifically authorized in the phasing or construction schedules approved in the final plan and is substantially completed within the approved phasing or construction schedules; provided, such time periods shall be tolled during the pendency of any litigation related to the mixed use project that prevents the applicant from commencing or completing such construction; and further provided, that prior to the expiration of the mixed use approval, an applicant may apply directly to city council for one or more extensions not to exceed one year each. The city council shall approve such extension or extensions upon a finding of good cause. (Ord. 744 § 2, 1995).

17.30.190 Amendment of final plan.

All provisions of this chapter shall apply to applications for amendment of an approved final plan, except such application need only detail the proposed changes. All changes to the approved final plan, which are not determined to be in substantial conformance therewith pursuant to SMC 17.30.150, including any request to materially alter the entire phasing schedule contained in a mixed use approval, shall require amendment of the final plan. (Ord. 744 § 2, 1995).

Chapter 17.35
HISTORIC OVERLAY
ZONES AND LANDMARKS*

Sections:

17.35.010 Legislative findings.

17.35.020 Purposes of chapter.

17.35.030 King County Code sections incorporated by reference.

17.35.040 Definitions.

17.35.050 Snoqualmie historical design review board – Created.

17.35.060 Snoqualmie landmark and heritage commission – Created.

17.35.070 Landmarks.

17.35.080 Historic district overlay zones – Created.

17.35.090 Downtown historic commercial landmark district – Created.

17.35.100 Historic district overlay zone and landmark district – Supplemental.

17.35.110 Uniform application of historic design standards and procedures.

17.35.120 Types of projects requiring historical design review –Designated.

17.35.130 Work prohibited prior to completion of historical design review.

17.35.140 Application for historical design review.

17.35.150 Historical design review.

17.35.160 Reconsideration.

17.35.170 Appeal.

17.35.180 Objectives and principles of historic design review.

17.35.190 Standards of general applicability.

17.35.200 Site planning standards.

17.35.210 Architectural design standards.

17.35.220 Awning and canopy standards.

17.35.230 Sign standards.

17.35.235 Sandwich board signs within the downtown historic district.

17.35.240 Landscaping, setback, maximum lot coverage and street furniture standards.

17.35.250 On-site motor vehicle and bicycle parking standards.

17.35.260 State Historic Building Code adopted by reference.

17.35.270 Residential design guidelines.

17.35.280 Historic district guidebook.

17.35.290 Severability.

*Prior legislation: Ord. 744.

17.35.010 Legislative findings.

The city council finds as follows:

A. There exist districts within the city, principally containing business uses but also containing residential and other uses, which were platted and built upon before the advent of current zoning and building codes, referred to and defined in this chapter as “historic districts,” and more specifically as the “downtown historic overlay zone” and the “Meadowbrook historic overlay zone.”

B. Within the downtown historic district there exists a smaller district containing buildings, sites, structures and objects of more specific historical, cultural, architectural, engineering, geographic, ethnic and archaeological significance, referred to and defined in this chapter as the “historic downtown commercial landmark district.”

C. The protection, enhancement, and perpetuation of the historic districts and the landmark district is necessary in the interest of the prosperity, civic pride and general welfare of the people of Snoqualmie.

D. The cultural and historic resources within the historic districts and the downtown landmark district are a significant part of the heritage, education and economic base of Snoqualmie. The economic, cultural and aesthetic well-being of historic downtown Snoqualmie cannot be maintained or enhanced by disregarding its heritage and by allowing the unnecessary destruction or defacement of such resources.

E. Many buildings and uses within the historic districts, due to their age and condition, small lot size and high degree of lot coverage, suffer from unique problems when required to adhere strictly to current zoning and building regulations.

F. It is unduly difficult to repair, remodel or improve existing buildings in the historic districts for existing uses or to establish new uses therein, whenever such actions cause the building or use to be required to meet current zoning and building regulations.

G. Variances from the requirements of current zoning and building codes are an inappropriate means of dealing with the problems of the historic districts, as such problems arise from characteristics applicable to a large number of buildings within such districts rather than from the unique characteristics of each individual property.

H. This state of affairs contributes to the continued physical deterioration of buildings, and to the loss of the ability to sustain viable business uses, in the historic districts.

I. Preservation and enhancement of the historic districts is deemed essential to preserve the identity and integrity of the historical community and promote sociological integration as new development occurs in other parts of the city.

J. It is in the public interest to protect, enhance, and perpetuate the historic districts and historic downtown commercial landmark district, and also to provide appropriate relief from the requirements of the strict application of current zoning and building codes, when so doing will serve to preserve and enhance buildings and uses in the historic districts and the public health and safety are not thereby endangered. (Ord. 874 § 2, 2001).

17.35.020 Purposes of chapter.

The purposes of this chapter are to:

A. Designate, preserve, protect, enhance, and perpetuate those sites, buildings, districts, structures and objects which reflect significant elements of the city’s, county’s, state’s and nation’s cultural, aesthetic, social, economic, political, architectural, ethnic, archaeological, engineering, historic and other heritage;

B Foster civic pride in the beauty and accomplishments of the past;

C. Stabilize and improve the economic values and vitality of landmarks;

D. Protect and enhance the Snoqualmie tourist industry by promoting heritage-related tourism;

E. Promote the continued use, exhibition and interpretation of significant sites, districts, buildings, structures, and objects for the education, inspiration and welfare of the people of Snoqualmie;

F. Promote and continue incentives for ownership and utilization of landmarks;

G. Assist, encourage and provide incentives to public and private owners for preservation, restoration, rehabilitation and use of landmark buildings, sites, districts, structures and objects;

H. Work cooperatively with other jurisdictions to identify, evaluate, and protect historic resources in furtherance of the purposes of this chapter;

I. Provide for the most efficient process for review of all construction, alteration, or demolition of buildings and structures with the historic districts and the downtown landmark district to achieve the foregoing purposes. (Ord. 874 § 2, 2001).

17.35.030 King County Code sections incorporated by reference.

Except so far as expressly altered in this chapter, the following sections of Chapter 20.62 of the King County Code, copies of which shall be maintained on file by the city clerk and available for public inspection and copying during normal business hours, are hereby incorporated by reference herein and made a part of this chapter specifically applicable only to sites, buildings, structures and objects within the downtown landmark district defined in this chapter:

A. KCC 20.62.020, Definitions, except as follows:

1. Paragraph D is changed to read “Commission” as the “Snoqualmie landmarks and heritage commission”;

2. Paragraph F is changed to read “Council” as the “Snoqualmie City Council”;

B. KCC 20.62.040, Designation Criteria, except all references to “King County” are changed to read “Snoqualmie”;

C. KCC 20.62.050, Nomination Procedure;

D. KCC 20.62.070, Designation Procedure, except all references to “King County” are changed to read “Snoqualmie”;

E. KCC 20.62.100, Evaluation of Economic Impact;

F. KCC 20.62.110, Appeal Procedure; and

G. KCC 20.62.140, Special Valuation for Historic Properties. (Ord. 874 § 2, 2001).

17.35.040 Definitions.

The following words shall have the following meanings in this chapter; provided, that in the event of a conflict, the definitions of Chapter 20.62 KCC incorporated by reference shall control with respect to sites, buildings, structures and objects within the downtown landmark district:

A. “Applicant” means any person, corporation or other legal entity applying for a permit for a regulated improvement, a business license for which a change of use permit is required or any subdivision or short subdivision within a designated historic district overlay zone.

B. “Approved color” shall mean a color from a palette approved by the historic design review board and maintained on file by the historic preservation officer.

C. “Architectural features” means the exterior architectural treatment and general arrangement of the portions of a building or structure and its site open to external view, including but not limited to the kind, color and texture of building materials, type of windows and doors, attached and detached signs, landscaping, screening, parking areas, exterior lighting, walkways and other appurtenances. With respect to landmarks only, it shall have the same meaning as “significant feature” as defined in King County Code 20.62.020(X), to wit: any element of a landmark which the commission has designated pursuant to this chapter as of importance to the historic, architectural or archeological value of the landmark.

D. “Contributing building or site” shall mean a building or site located within a landmark district as defined herein, which is of historical significance and has substantially retained its original appearance, and is identified as such in the landmark designation report.

E. “Historic district” means the downtown historic district overlay zone and the Meadowbrook historic district overlay zone, the boundaries of which are as shown on the official zoning map. The respective boundaries of the historic districts are as established in Ordinance No. 744.

F. “Historic preservation officer” shall mean the director of planning, or equivalent city official however denominated, or his or her designee.

G. “Landmark district” means the historic downtown commercial landmark district, the boundaries of which are shown on the official zoning map. The boundaries of the historic downtown commercial landmark district are as established by the Snoqualmie landmarks and heritage commission pursuant to authority of Ordinance No. 746. The term “landmark district” shall also include any additional districts which may be established subsequent to the adoption of this chapter.

H. “Noncontributing building or site” shall mean any building or site not specifically designated as a contributing building or site in a landmark district.

I. “Regulated improvement” means any construction, addition, demolition, repair, remodeling, moving or change to an architectural feature of any building, structure or site, public or private, landscaping, and any placement of street furniture within a designated historic district or to a designated landmark. The term shall also include any proposed subdivision or short subdivision of land, boundary line adjustment, rezone or change of use within a historic district.

J. “Street furniture” means improvements located within the street, public right-of-way, parking areas or other open areas, including but not limited to light standards, utility poles, newspaper stands, bus shelters, planters, benches, retaining walls, litter containers and telephone booths. (Ord. 874 § 2, 2001).

17.35.050 Snoqualmie historical design review board – Created.

A. There is hereby created the Snoqualmie historical design review board consisting of five members, at least three of whom shall reside within the city. The members of the historic design review board shall be appointed by the mayor and confirmed by city council. The historic design review board shall be made up as follows:

1. One member shall be a member of the Snoqualmie planning commission.

2. One member shall be a property owner or business within the downtown or Meadowbrook historic district overlay zone.

3. One member shall be a property owner or business owner within the downtown commercial landmark district.

4. One member shall be the special member of the Snoqualmie landmarks and heritage commission.

5. One member shall be a person with demonstrated interest or expertise in historic architecture, local history or historic preservation.