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.
B. The historical design review board shall by resolution adopt rules governing its organization and procedures. The board shall meet not less than once a month, and shall establish its regular meeting date and time by resolution. The board shall hold special meetings on such notice as is required by law as may be required to render historical design review decisions in a timely manner.
C. The board may in its discretion refer any matter coming before it to the Snoqualmie landmarks and heritage commission for historical design review; provided, such referral shall be made within 30 days of receipt of a complete application.
D. The director of planning and parks or his or her designee shall advise the historical design review board, and additional advice and training may be requested as deemed appropriate from the King County office of cultural resources. (Ord. 874 § 2, 2001).
17.35.060 Snoqualmie landmark and heritage commission – Created.
A. There is hereby created the Snoqualmie landmark and heritage commission, which shall consist of the King County landmarks and heritage commission as established pursuant to Chapter 20.62 KCC, with a special member appointed by the mayor and confirmed by city council. Such special member shall have demonstrated interest and competence in historic preservation.
B. The special member shall be appointed for a three-year term; provided, such special member shall serve until his or her successor is duly appointed and confirmed. Such special member may be reappointed. In the event of a vacancy, another qualified person shall be appointed for the remainder of the unexpired term.
C. The special member shall serve without compensation except for reimbursement of out-of-pocket expenses incurred in connection with commission meetings or programs, which expenses shall be reimbursed by the city in accordance with approved city policies for reimbursement of expenses.
D. The Snoqualmie landmarks and heritage commission shall conduct no proceedings pursuant to this chapter until its rules and regulations, including procedures consistent with this chapter, have been filed with the city clerk.
E. The Snoqualmie landmarks and heritage commission shall have exclusive authority to issue certificates of appropriateness for projects relating to designated landmarks outside a historic district overlay zone, and to issue certificates of appropriateness for any single-family residence specifically designated as a landmark, whether located within or without a historic district overlay zone. In such circumstances, the determination shall be made in accordance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings, as published by the U.S. Department of the Interior National Parks Service (1995), which shall prevail over any conflicting standards established in this chapter. (Ord. 874 § 2, 2001).
17.35.070 Landmarks.
A. The nomination and designation of buildings, sites, structures and objects of more specific historical, cultural, architectural, engineering, geographic, ethnic and archaeological significance as landmarks shall be accomplished pursuant to the sections of the King County Code incorporated by reference in SMC 17.35.030. Landmark designations made by the Snoqualmie landmarks and heritage commission shall be maintained on file by the city clerk.
B. Upon the Snoqualmie landmark and heritage commission’s filing of certification of the designation such buildings, sites, structures and objects as landmarks with the city clerk, such buildings, sites, structures and objects shall be subject to the regulations, standards, guidelines and procedures of this chapter, whether located within or without a historic overlay zone.
C. Historical design review approval shall constitute the certificate of appropriateness for all projects involving designated landmarks; provided, for any project within a designated landmark district, the applicant may elect to have review conducted by the Snoqualmie landmarks and heritage commission in lieu of review by the historical design review board to insure consistency with county requirements and eligibility for county-wide incentive programs. Upon such election, the determination shall be made in accordance with applicable provisions of the King County Code and the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings, as published by the U.S. Department of the Interior National Parks Service (1995), which shall prevail over any conflicting provisions or standards established in this chapter. (Ord. 874 § 2, 2001).
17.35.080 Historic district overlay zones – Created.
A. There is hereby created within the city a special purpose zoning classification to be known as the historic district overlay zone. The purpose of the historic district overlay zone is to preserve and enhance buildings and uses of historic, cultural and aesthetic value within the city.
B. The historic district overlay zones, the boundaries of which are established in Ordinance No. 744, shall be as follows:
1. Downtown historic district overlay zone; and
2. Meadowbrook historic district overlay zone.
C. The boundaries of the historic district overlay zones shall be shown upon the official zoning map. (Ord. 874 § 2, 2001).
17.35.090 Downtown historic commercial landmark district – Created.
Pursuant to nomination and designation by the Snoqualmie landmark and heritage commission there is hereby created within the city a special purpose zoning classification to be known as the historic downtown commercial landmark district. The purpose of the downtown commercial landmark district is to provide special protections to buildings, sites, structures and objects of more specific historical, cultural, architectural, engineering, geographic, ethnic and archaeological significance. The boundaries of the downtown historic commercial landmark district and the designation of contributing buildings within such district as established by the Snoqualmie landmark and heritage commission pursuant to the process authorized by Ordinance No. 746 is hereby ratified and confirmed. The district boundary map and the list of contributing buildings and structures within the downtown historic commercial landmark district is on file with the city clerk. (Ord. 874 § 2, 2001).
17.35.100 Historic district overlay zone and landmark district – Supplemental.
The historic district overlay zone and landmark district are supplemental to the underlying zone classification. When conflict arises between regulations of this chapter and the underlying zone classification, or other provisions of this title, the regulations of this chapter shall prevail. (Ord. 874 § 2, 2001).
17.35.110 Uniform application of historic design standards and procedures.
The regulations, standards, guidelines and procedures of this chapter shall be uniformly applicable within designated historic districts and landmark districts, and to subsequently designated landmarks, if any, except as specifically provided herein. The provisions hereof shall apply to both contributing and noncontributing buildings and sites and to new construction for projects located within designated historic overlay zones and to designated landmarks wherever located within the city; provided, the standards of this chapter shall not apply to single-family residences, whether within or without a landmark district, unless the residence has been specifically nominated and designated as a landmark. (Ord. 874 § 2, 2001).
17.35.120 Types of projects requiring historical design review –Designated.
There are hereby established three types of projects for which historical design review shall be required, to be known as Type I, Type II and Type III, as follows:
A. Type I projects include the following:
1. Routine maintenance, and repair or replacement of exterior features of contributing buildings or structures that use the same materials and design as used on the building before 1940, and using approved colors;
2. Exterior painting of noncontributing buildings or structures, using approved colors; and
3. Temporary signs to be placed for not more than 60 days.
B. Type II projects include the following:
1. For contributing buildings or structures, any alteration in exterior appearance or replacement of historic materials with nonhistoric materials;
2. For noncontributing buildings or structures, any exterior repairs (other than emergency repairs needed for the immediate protection of property, life or safety) or alterations other than those designated as Type I;
3. All permanent signs;
4. All additions to any building or structure; and
5. All new construction.
C. Type III projects include the demolition or removal of a building, structure or significant feature, including removal of a significant portion thereof, excavation of a designated landmark site; or excavations, test boring, site clearing or grading activity on an archeological site. (Ord. 874 § 2, 2001).
17.35.130 Work prohibited prior to completion of historical design review.
No work shall be commenced on a project for which historical design review is required until historical design review approval has been obtained. The building official shall require evidence of historical design review approval prior to issuing any building, grading or demolition permit for a building, structure or site within a designated historic district. No work shall be performed on a designated landmark outside of a historic district overlay zone unless a certificate of appropriateness has been obtained from the Snoqualmie landmarks and heritage commission. (Ord. 874 § 2, 2001).
17.35.140 Application for historical design review.
A. The application for historical design review shall be made upon such form as may be prescribed by the historic preservation officer, and shall include the following:
1. A site plan and elevations, with annotations of materials and dimensions, at such scale as may be prescribed by the historic preservation officer (site plan may be waived for building-mounted sign in the discretion of historic preservation officer);
2. Completed application for applicable permit, and plan set and specifications for building permit application, if required for the proposed work;
3. One or more clear recent photographs of the building or site;
4. One or more historical photographs or other evidence of the appearance of the building or site prior to 1940, which shall be maintained on file by the historic preservation officer and made available as required;
5. A brief description of the intended work; and
6. Samples of paint and materials to be used.
B. The historic preservation officer may require the submission of other information, photographs or drawings as deemed necessary for historical design review, and the application shall not be deemed complete until such requested information has been submitted. The historic preservation officer may specify the size of materials, which shall be sufficiently large to be useful during presentations to the board and public. (Ord. 874 § 2, 2001).
17.35.150 Historical design review.
A. Type I projects shall be reviewed by the historic preservation officer, who shall approve, approve with conditions, or refer the project to the historical design review board. The historic preservation officer shall render a decision on a Type I project or refer such project to the historical design review board within 15 calendar days from the receipt of a complete application. If a Type I project is referred to the historical design review board, the board shall render its decision on such project at the next regular meeting of the board, unless the applicant consents to a longer period of time, or the board determines that additional information must be submitted in order for it to render its decision.
B. Type II and Type III projects shall be reviewed by the historic preservation officer, who shall inform the King County office of cultural resources of all such applications. The historic preservation officer shall make a staff report and recommendation to the historical design review board. The historic preservation officer shall request the technical assistance of the King County historic preservation program staff with respect to any proposed project with a landmark district or relating to a designated landmark outside a landmark district. The board may request the technical assistance of the King County historic preservation program staff with respect to any proposed project not located within a landmark district or relating to a designated landmark. The board shall consider the application at a regular or special meeting open to the public within 45 days after the receipt of a complete application. The board shall render its decision within 30 days after the meeting at which the application was considered, which may be to approve, approve with conditions or deny the application; provided, such time periods may be extended by the board in the event modifications to the project require consideration at more than one meeting of the board.
C. The standards established in this chapter are mandatory. The board may consider variances from the strict application of the standards if the applicant demonstrates the need for such a variance; and provided, that the request is in keeping with the intent and purposes of this chapter. The board shall take the following factors into consideration with respect to decisions on variances:
1. The extent to which the project would adversely affect the character of the building or the overall historic district;
2. The reasonableness of the proposed project in light of other alternatives available to achieve the objectives of the owner and the applicant; and
3. The extent to which the proposed variance may be necessary to meet the requirements of a law or regulation, such as the building code, including the Washington State Barrier Free regulations, the Model Toxic Control Act or the Flood Hazard regulations.
D. Type III projects, to the extent that they represent an irreplaceable loss to the historic fabric of the city in the opinion of the board, may only be approved when the action is required to alleviate a threat to public health and safety, when needed due to economic impacts, or when required to accomplish a significant public purpose. The commission shall consider such application at a public meeting within 45 days after the date of referral, and render its decision within 30 days after the meeting at which the application was considered.
E. The respective decisions of the historic preservation officer, historical design review board and Snoqualmie landmarks and heritage commission shall be in writing, and state applicable findings and decision, including any conditions; provided, the historical design review board may adopt all or portions of the staff report as their findings and conditions. A copy of the findings and decision shall be provided by personal delivery or by registered mail, return receipt requested, to the property owner and applicant within five days after the decision, and shall be provided by ordinary mail to each person who has requested a copy of such findings and decision. (Ord. 874 § 2, 2001).
17.35.160 Reconsideration.
In the event new information becomes available, or if the owner or applicant believes that the decision of the historical design review board was based upon erroneous findings, the owner or applicant may file a request for reconsideration within 14 days of the date of delivery or 17 days of the date of certified mailing of the decision. Such request shall be filed with the historic preservation officer, and shall include all supporting documentation. The request for reconsideration shall be heard and decided within 70 days of the date of filing of the request. A request for reconsideration shall not be deemed a prerequisite for appeal of any decision. (Ord. 874 § 2, 2001).
17.35.170 Appeal.
A. The findings and decision of the historic preservation officer for a Type I project may be appealed to the historical design review board by the property owner or applicant by filing a notice of appeal within 10 days after delivery of the decision or within 13 days after the date of the certified mailing of the decision. The board shall render its decision on the appeal at its next regular meeting more than 14 days after the date of filing of the appeal. The decision of the board shall be final.
B. Decisions of the historical design review board for a Type II or Type III project located within the landmark district may be appealed to the Snoqualmie landmarks and heritage commission by filing a notice of appeal within 21 calendar days after delivery of the decision or 24 calendar days after the date of certified mailing. The commission shall hear the appeal within 45 days and render its decision within 70 days of the date of filing.
C. Decisions of the historical design review board for projects within a designated historic district but outside the landmark district may be appealed to the city council by filing a notice of appeal within 21 calendar days after delivery of the decision or 24 calendar days after the date of certified mailing. The city council shall hear the appeal within 45 days and render its decision within 70 days of the date of filing.
D. All notices of appeal shall be filed with the city clerk, which shall identify the decision being appealed and shall contain a statement of the factual and legal grounds for the appeal.
E. The decisions of the Snoqualmie landmarks and heritage commission or the city council shall be final unless appealed to the superior court pursuant to the Land Use Petition Act within the time period therein provided. (Ord. 874 § 2, 2001).
17.35.180 Objectives and principles of historic design review.
The historic preservation officer and the historic design review board shall be guided by the following objectives and principles in applying the specific standards set forth herein.
A. The overall objective is to preserve historic buildings and the unique sense of place that make Snoqualmie distinctive and attractive.
B. The key method of achieving the overall objective is to maintain the historic details and materials of each contributing building. Design standards for contributing buildings are intended to be more stringent for contributing buildings.
C. Changes to noncontributing buildings or structures or the construction of new buildings or structures should enhance the overall character by using forms, details, colors and materials similar to those of contributing buildings or structures.
D. The standards and guidelines contained herein are based on the Secretary of the Interior’s Standards for Rehabilitation, which may be consulted for assistance in understanding the intent hereof. (Ord. 874 § 2, 2001).
17.35.190 Standards of general applicability.
The following standards apply to all regulated improvements:
A. Retain and preserve the historic character of contributing buildings. Avoid removal of historic materials or alteration of the features that characterize the property.
B. Make changes to any building or structure constructed prior to 1940 as authentic as possible, based upon that building’s own history and materials. Preserve pre-1940 era changes to an original building if such changes have historic significance of themselves or are good examples of that era. For buildings constructed prior to 1940, changes should reflect the building’s earlier appearance as shown in pre-1940 photographs. Materials, style and detailing should reflect this period as much as possible.
C. Any changes to post-1940 building shall reflect to the extent possible the features and character of the surrounding structures and overall historic overlay zone in which it is located. This shall be accomplished through size, massing and setback, roof configuration, window and door type and placement, materials and color.
D. Prior to maintenance or repair work, each building’s historic features shall be identified and a plan developed to retain, maintain and repair such historic features. The identification of historic features shall be based upon the use of photographs from different periods, if possible, to understand the historic development of the building, its style and features and its uses.
E. Repair rather than remove or replace deteriorated historic features. If replacement is necessary, use a new feature that matches the old feature in design, texture, color and other visual qualities, and where possible, matches the original materials.
F. Avoid changes that create a false sense of history, such as the addition of architectural features from another era. Respect the physical record of each building’s own time, place and past uses. If a feature is missing, replace it only if there is physical or historical evidence demonstrating the original appearance.
G. Preserve distinctive features, finishes or examples of craftsmanship or construction techniques that are characteristics of the property.
H. Use the gentlest means possible to clean all surfaces. Avoid irreversible damage by improper cleaning of historic materials, such as sandblasting of brick.
I. Preserve a building’s character even if its interior use changes. If property is no longer used for its historic use, adopt methods to ensure that the new use minimizes changes to the building’s defining characteristics and surroundings.
J. Design new additions and exterior alterations to preserve historic materials. New work shall be designed so that it is differentiated from the old and is compatible with the massing, size, scale and architectural features of the old sections.
K. Design new additions or alterations such that, if they were to be removed in the future, the essential form and historic integrity of the property would be unimpaired. (Ord. 874 § 2, 2001).
17.35.200 Site planning standards.
The following site planning standards are established in order to ensure that new construction, additions, alterations and other regulated improvements fit in compatibly with the existing historic pattern of site development.
A. Orient buildings toward the principal street, with the primary entrance facing the street front. Avoid buildings or entrances facing to the side.
B. Locate off-street parking to the rear or side of the building whenever possible. Rear access to parking is preferred. Parking may not dominate the street front. No additional curb cuts shall be permitted on Railroad Avenue or on the west side of Falls Avenue between River and King streets. Elsewhere, the number and size of curb cuts and driveways shall be minimized.
C. Maintain the predominant street front along the east side of Railroad Avenue by building to the property line. Setbacks not exceeding three feet may be permitted if permanently dedicated to use for seating, landscaping or planter boxes. In other areas, the setback for commercial structures shall be no more than three feet.
D. Place mechanical and electrical equipment, utility equipment and services areas, including trash and recycling receptacles in unobtrusive locations and screen from view. (Ord. 874 § 2, 2001).
17.35.210 Architectural design standards.
The following architectural design standards are established in order to ensure that remodeling, new construction and other alterations enhance the district’s pre-World War II building fabric and sense of place.
A. Construct new or replacement structures to be similar to but not mimic other existing contributing structures in the district. Use architectural styles and materials representative of the pre-World War II era.
B. Continue the pattern of massing, height, bulk and setbacks established by the existing pre-World War II structures. All new commercial or industrial structures shall relate specifically in style, massing, materials and fenestration to at least one contributing structure, preferably to one in close proximity to the new structure.
C. Maintain approximately the same height as one of the adjacent structures, to a maximum height of 30 feet.
D. Organize commercial building facades with the three-part horizontal division and vertical columns typically found in Snoqualmie’s pre-World War II structures. Primary facades should have a clear base, middle and top. Box-like designs should be avoided.
E. Emphasize primary building entrances with a recessed entry and transom windows.
F. Break up street-facing walls more than 30 feet wide with recesses, columns, bays or entryways. Avoid long uninterrupted walls.
G. Design and maintain rooflines to reflect traditional commercial roof configurations and pitches found in contributing buildings. These configurations include gabled, flat and shed-roof styles, usually with a decorative parapet wall.
H. Accent the roof line with a dominant parapet wall in one of the styles commonly found in Snoqualmie. The most common styles include pediment, cornice molding, cresting and stepped front.
I. Make details on each building appropriate to its style. Most buildings are simple in style with minimal detailing.
J. Use traditional finish materials found in the Snoqualmie historic area, including brick, stucco, and horizontal or vertical wood siding. Modern materials and synthetic substitutes are to be avoided where they are easily visible from the street.
K. If synthetic siding is used where it is not easily visible, it shall conform to the existing siding in dimension, profile and relationship to corner boards, window trim and other architectural details. Trim or details shall not be permanently removed.
L. On Railroad Avenue, include an awning or other sidewalk covering suitable to the style of the building, consistent with the awning and canopy standards set forth in the next section.
M. Choose paint and material colors appropriate to the style and setting of the building. Colors should coordinate with the entire facade and not conflict with adjacent buildings. Color schemes should be simple, in keeping with the community’s history. The historic design review board shall establish an approved color palette, which shall be maintained by the historic preservation officer and be available for public inspection and use.
N. Assure that rooftop mechanical equipment is not visible from the street.
O. Retain original window and door openings, keeping the original placement, size and spacing. Whenever possible, repair and re-use original openings and trim, including glass, sash, lintels and sills, steps, doors and hardware.
P. Retain original types and styles of windows, such as doublehung, casement or large commercial. Avoid modern window styles.
Q. Provide generous amounts of clear glass for the ground floor of buildings facing sidewalks to allow passersby to see into the building. Include windows on the second floors of street-facing facades. Alignment, proportions and groupings of windows should relate to the first floor building elements. Windows should have detailing suitable to the building’s style and materials.
R. Avoid the use of vinyl or other synthetic materials, or anodized aluminum, on window or door frames on the principal facade.
S. Use replacement glass when needed of similar size, color and reflective quality as the original.
T. Design exterior lighting to enhance the building design, with fixtures of a design and size suitable to the building’s style. Excessively bright or colored lighting is prohibited, except for temporary holiday decorations. (Ord. 874 § 2, 2001).
17.35.220 Awning and canopy standards.
The following awning and canopy standards are established to maintain the key character feature of Railroad Avenue, which is the continuous line of canopies that provide protection from the weather for pedestrians.
A. Design awnings and canopies to complement the architecture and scale of the building and not obscure its features or dominate the facade.
B. Lighting under awnings and canopies may be used only to illuminate the storefront, a sign under the awning or canopy, or the sidewalk, but not to illuminate the awning or canopy itself.
C. Buildings more typical of the Sunset Highway (1919-1930) era are encouraged to use flat canopies, either suspended or cantilevered.
D. Buildings more typical of the pre-1910 era may use either flat canopies or cloth awnings. Use only a shed-roof (slanted) awning style with a loose valance and avoid any modern appearance. They may be made of cotton-based canvas, canvas duck or dyed woven acrylic, in a range of solid deep or neutral colors such as dark red, blue, brown or green, or gray, black or tan.
E. Pre-1910 buildings may, as an option, use a canopy supported by posts if the street right-of-way allows (as on Falls Avenue).
F. Prohibited materials include glossy fabrics or finishes, bright or fluorescent (or day glo) colors, rounded or dome-like awnings, plastic lightweight fiberglass, aluminum or stock metal awnings, and backlit or internally lit awnings.
G. Design awnings and canopies to extend approximately six feet from the face of the building but to reach no more than 18 inches from the vertical edge of the curb. The lowest point of an awning or canopy must provide a minimum of eight feet of clearance above the sidewalk. (Ord. 874 § 2, 2001).
17.35.230 Sign standards.
The following sign standards are established to provide an attractive and inviting pedestrian atmosphere and overall image for downtown Snoqualmie while highlighting and marketing specific businesses and their individuality.
A. All requirements of Chapter 17.75 SMC apply in addition to the specific standards set forth in this section.
B. Make signs part of the building’s overall architectural concept. The size, material, color, lettering, number and arrangement must be harmonious with the building design. Individually crafted signs are preferable to mass-produced signs or those advertising specific brands. Freestanding pole signs or monument signs are prohibited.
C. Use lighting that is harmonious with the overall design. Use only external lighting, with no internal or backlit signs. For external lighting, the light source must be directed down, lighting the sign from above, and shielded from view.
D. Signs must not obscure or detract from the buildings architectural features, or those of an adjacent building.
E. All signs, except approved temporary signs, must be permanently and securely attached, to avoid damage to the building and to ensure safety. Sign supports, poles and other hardware must be the minimum size needed for a safe installation and not overpower the building or the sign itself or detract from other architectural features.
F. Painted wood, or a wood-like material is preferred. Avoid glossy synthetic-looking materials.
G. Use neon appropriately. This includes small neon signs, with letters no larger than six inches, placed inside show windows or under canopies or awnings. Projecting neon signs are allowed above canopies if they are made of metal in a vintage style suitable to the Sunset era (1920-1930).
H. A broad variety of colors are appropriate for signs. Make the sign colors part of the overall design of the building. Bright colors must be used only for accent, not for major potions of the sign. No fluorescent (day glo) or similar bright colors may be used.
I. Allowable sign types and characteristics include:
1. Painted signs, painted either directly on the building or on wood attached to the building.
2. Signs painted on doorways or display windows.
3. Suspended signs under canopies, not to exceed one foot high by three feet wide.
4. Neon, in shop windows, under canopies or projecting in vintage styles.
5. Interpretive or directional signs, as approved by the historic design review board, placed in prominent locations that do not interfere with pedestrian traffic.
J. Prohibited sign types and characteristics include:
1. Flashing or animated signs, including pennants, banners, streamers or balloons.
2. Signs on roofs or on top of parapets.
3. Backlit or internally lit signs.
4. Fluorescent (day glo) or similar bright colors, or the use of other bright colors as the background color of a sign.
5. Theater type (triangular projecting) marquees.
6. Inflatable signs.
7. Signs or lettering on fabric awnings. Lettering and graphics may be used on the edges of fixed canopies or awnings.
K. Temporary signs are subject to the following:
1. Temporary signs may be allowed on construction or remodeling sites, one per site, 20 square feet or less.
2. Other temporary signs, banners or exterior posters may be used for not more than 60 days, with approval of the historic preservation officer.
3. Coordinated noncommercial banners or flags associated with special events may be permitted for not more than 60 days, with approval of the historic preservation officer.
4. Temporary private public safety signs may be located as needed. (Ord. 874 § 2, 2001).
17.35.235 Sandwich board signs within the downtown historic district.
A. In addition to other permitted sign types, one sandwich board sign for commercial purposes may be permitted only for businesses located within the downtown historic district but not having frontage on Railroad Avenue for a sandwich board sign to be located at an approved location within the public right-of-way of Railroad Avenue. In approving proposed locations, the director of planning shall consult with other city departments to ensure that such placement complies with all Washington State Barrier Free regulations and does not interfere with vehicle sight distance upon adjacent streets. Sandwich board signs within the downtown historic district shall conform to all requirements of SMC 17.75.025.
B. A sandwich board sign located within the public right-of-way shall require license issued by the director of planning specifying the approved location and any other special conditions necessary for the safety of pedestrian and vehicular traffic. Such license may only be issued for a sandwich board sign for which a permit is simultaneously issued pursuant to the provisions of SMC 17.75.025. Except as otherwise provided herein, the permit fee and license fees shall both be applicable to sandwich board signs placed within public rights-of-way or upon other publicly owned property.
1. Applications for a sandwich board sign license shall be upon forms prescribed by the director of planning, which shall include the undertaking of the applicant to hold the city and all of its elected and appointed officers, employees and agents harmless against any and all liability of any nature arising out of the placement of the sandwich board sign authorized by the license.
2. Applications for a sandwich board sign license shall include proof of insurance adequate to cover claims of injury or property damage caused by the sandwich board.
3. The approval of the building official shall be endorsed upon the license, certifying that the placement of the sandwich board sign at the approved location complies with the requirements of the Washington State Barrier Free and Americans with Disabilities Act regulations as they now exist or may hereafter be amended.
4. In considering competing applications for the placement of sandwich board signs within public right-of-way or upon other publicly owned property at the same location, preference shall be given to businesses engaged in the sale of goods, food or beverages at retail and open to the public during regularly scheduled hours. If there are more applicants for licenses for a specific location than may be authorized for such location, then licenses shall be awarded up to the maximum number authorized for the location on the basis of lottery or chance under the supervision of the director of planning.
5. Subject to the other provisions of this section, the term of the license shall continue indefinitely from month to month until terminated by the director, subject to payment of the license fee, which shall be $15.00 per month payable in advance; provided, the city council may from time to time by resolution amend the license fee or establish a differential license fee schedule for various locations or other relevant factors.
6. A license issued pursuant to this subsection shall not constitute a property right for any purpose, and may be terminated at any time by the director of planning for noncompliance with the requirements of this section or the special conditions of the permit or license, or to grant a license for the same location to another applicant entitled to a preference under this subsection.
C. The city council may by resolution establish and from time to time alter the authorized locations for and number of sandwich board signs allowed within the public right-of-way on Railroad Avenue, and establish any other special requirements for sandwich board signs, on the advice of the director of planning and the building official as to compliance with Washington State Barrier Free regulations. (Ord. 911 § 1, 2002).
17.35.240 Landscaping, setback, maximum lot coverage and street furniture standards.
The following landscaping, setback, maximum lot coverage and street furniture standards are established to provide an attractive image while not impeding traffic nor destroying the traditional historic atmosphere.
A. Landscaping, setback and maximum lot coverage requirements shall be established by the historic design review board for all regulated improvements which would cause the application to be subject to maximum lot coverage or setback requirements under any provision of this title, as follows:
1. No landscaping shall be required for any commercial use on lots of 10,000 square feet or smaller; provided, a planting plan for portable planters and/or hanging baskets may be required. For any commercial use on lots larger than 10,000 square feet, an approved landscape plan may be required, to accomplish the purposes of Chapter 17.70 SMC, unless precluded by an existing building, but with yard requirements established to be harmonious with adjacent buildings.
2. Maximum lot coverage requirements may be waived or altered, subject to the requirements for landscaping, sidewalks or other pedestrian rights-of-way, on-site parking and required setbacks.
B. No trees or flowering shrubs identified on an inventory of significant trees or shrubs adopted by the city shall be removed from any site within the boundaries of a designated his-
toric district without a finding by the historic design review board that such tree or shrub does not have aesthetic or historic significance; provided, nothing contained herein shall prevent normal maintenance and trimming or the removal of dead or diseased plant materials.
C. Screen parking lots with trees or shrubs.
D. Use planters of moderate size (extending no more than 24 inches into the sidewalk) and made of wood, clay, terra cotta or other materials with a natural appearance. Do not use planters of shiny metal, glossy plastic or other materials that appear modern.
E. Wooden benches and other pedestrian amenities are encouraged. Use benches that have a simple design, are made of natural-looking materials, and extend no more than 24 inches into the sidewalk. Avoid modern designs.
F. Construct walkways of plain concrete or of brick or concrete pavers. Avoid modern materials such as exposed aggregate.
G. Select street lights that provide lighting for pedestrians (10 to 15 feet high) rather than just high-level lighting for the streets. Use fixtures suitable to the historic character of the area, avoiding modern designs.
H. Use trash containers that extend no more than 24 inches into the sidewalk. (Ord. 874 § 2, 2001).
17.35.250 On-site motor vehicle and bicycle parking standards.
On-site parking standards are established to ensure that the application of modern parking standards to properties in the historic district do not destroy the historic character of the district.
A. On-site motor vehicle and bicycle parking requirements shall be waived or reduced from the requirements of Chapter 17.65 SMC, to the extent adequate off-site parking is shown to be available. The adequacy of available parking for a particular project shall be determined on a case-by-case basis, considering the necessity of on-site parking arising from the intended use, and its nature, intensity and hours of operation. On-site motor vehicle parking requirements shall be waived as to any parcel for which the city has requested and received a relinquishment of access to existing on-site parking as part of a street improvement project.
B. The city parking facilities adjacent to Railroad Avenue shall be deemed available to all commercial uses on Railroad Avenue, Maple Avenue and Falls Avenue between Newton and Northern Streets. It is hereby declared to be the policy of the city that angle parking is preferred to maximize the number of available spaces, when vehicle movements can be made with reasonable safety, and that the acquisition and development of public parking facilities should be pursued.
C. The following parking regulations are hereby established for designated historic districts:
1. On-street motor vehicle parking shall be limited to four hours between the hours of 8:00 a.m. and 6:00 p.m., seven days a week, on both sides of Railroad Avenue between King and River Streets.
2. Parking in city parking facilities shall be limited to 24 hours; provided, the city may issue festival parking permits for longer periods in appropriate circumstances. (Ord. 1058 § 1, 2010; Ord. 1056 § 1, 2010; Ord. 874 § 2, 2001).
17.35.260 State Historic Building Code adopted by reference.
A. The Washington State Historic Building Code, Chapter 51-19 WAC, as promulgated by the Washington State Building Code Council, as the same now exists or may hereafter be amended, is hereby adopted by reference.
B. All buildings and structures within any historic overlay zone established pursuant to this chapter are hereby declared to be historic buildings for purposes of application of the Historic Building Code.
C. The provisions of the Uniform Fire Code, as adopted by reference in SMC Title 15, as it now exists or may hereafter be amended, and the additional fire protection requirements of Chapter 15.06 SMC shall apply to buildings and structures in a designated historic district, but the requirements thereof may be modified in a particular case in accordance with the provisions of the Uniform Fire Code. (Ord. 874 § 2, 2001).
17.35.270 Residential design guidelines.
These residential design guidelines, which are encouraged but are not mandatory, are established to assist owners and occupants of homes within the historic overlay zones to maintain the historic character of the neighborhood and the value and historic integrity of the property.
A. Whenever possible, retain the distinctive features of the building. Before beginning work, identify its most important features. These usually include the roof configuration, the siding, windows, doors, porches and detailing.
B. Repair original features whenever possible rather than replacing them.
C. When repair is impossible, use features as similar to the original as possible. Consider material, design, color, texture and other visual qualities when selecting a replacement.
D. Do not add features that were never a part of the house, such as Victorian detailing that makes the house appear older or fancier than it was originally. Learn about the history of the house and emphasize it, not the history of another house.
E. In remodeling or new construction, recognize and honor the rhythm of the existing street, in terms of spacing, setback, building size and massing, rooflines and window and door type and placement.
F. Treat original finishes with sensitivity. Avoid sandblasting, which destroys wood or brick.
G. Avoid covering wood siding with vinyl, metal asphalt or other modern materials.
H. If replacement of siding is necessary, retain window trim and other detailing.
I. Take care in adding modern changes. Decks should be on the side or rear rather than on the main facade or the roofline. Modern details such as sliding or aluminum windows or skylights should not be visible from the front.
J. Create new additions that are compatible with the house and neighborhood but do not mimic the old construction.
K. Before painting the exterior, consult with the historic preservation officer for color suggestions. Colors that go well with those on the neighboring houses will enhance the entire neighborhood.
L. Windows and doors are major character-defining features in Snoqualmie houses. Try to retain the same type, placement and size. Use wood replacement windows if possible. If a new material must be used, select one that looks as much like wood as possible.
M. Plantings, trees, fences and outbuildings are important to historic character, and should be retained and maintained in good condition.
N. Wood, either painted or unpainted, is the most appropriate material for fences. Picket fences are most common. Fences in front or corner side yards should be no more than three and one-half feet high. Avoid chain link fences in visible locations. Be sure they are not traffic obstructions. Fences in rear yards and interior side yards should not exceed six feet in height.
O. When remodeling or changing a newer house, return to the basic character of the surrounding neighborhood. Consider using siting, massing, materials, paint schemes and orientation typical of nearby older homes.
P. Garages that are detached or in the rear of the property are preferred.
Q. In remodels or new construction, limit the height to the predominant height on the block. Use massing, dimensions, and proportions of neighboring houses. Maintain the traditional gabled or hipped roof configurations. (Ord. 874 § 2, 2001).
17.35.280 Historic district guidebook.
The historic preservation officer is hereby authorized and directed to develop and maintain a historic district guidebook, containing information and illustrations to assist owners and applicants in complying with the requirements of this chapter. (Ord. 874 § 2, 2001).
17.35.290 Severability.
If any provision of this chapter is declared unlawful for any reason, the remainder hereof shall be unaffected by such declaration of invalidity. (Ord. 874 § 2, 2001).