Spokane Municipal Code

Title 17C Land Use Standards

Chapter 17C.123 Form Based Code Zones

Section 17C.123.070 Design Standards

All development within the Hamilton Form-Based Code (FBC) must address the following design standards, administered pursuant to SMC 17C.111.015 Design Standards Administration. When existing development is expanded, only those portions of the development that are new or renovated must meet the standards in this section.

This section also includes Guidelines that further define community desires for new development and redevelopment within the Hamilton FBC area. The Guidelines are optional and intended to express the desired built form for the area.

1. Building Base.

Building façades shall include a visually prominent plinth or base, helping establish pedestrian-scaled features and aesthetically tying the building to the street level. Building bases shall measure between 9 inches and 16 inches above adjacent grade, and utilize at least one of the following:

1. A horizontal projection of at least 3 inches that may be accompanied by a change of material and/or color.

2. A horizontal architectural line or feature, such as a belt course or secondary cornice, at or below the top of the first story and providing visual separation between the first two floors (See Figure 17C.123.060-A).

 

 

Figure 17C.123.060-A –
Illustration of building base, pedestrian scale signs and other building elements described in the FBC.

 

2. Primary Building Entries.
   1. Primary building entries shall face the street and be made visually prominent, including at least one of the following:

1. An entrance recessed at least 3’ from the building face.
2. A canopy or awning that extends at least 5’ from the building face, with a minimum height clearance of 8’ above the sidewalk.  

1. 2. For mixed-use buildings, entrances to residential, office or other upper story uses shall be clearly distinguishable in form and location from retail entrances.

3. Street-level Detailing.

Street-level façades shall help create a more welcoming, aesthetically rich pedestrian environment by incorporating at least four of the following elements:

1. Canopies or awnings spanning at least 25% of the building façade.

2. Canopy or awning shall extend at least 5’ from the building face and shall not be closer than 2’ from the curb, with a minimum height clearance of 8’ above the sidewalk.

3. Pedestrian-Scaled Signs, mounted to the building or permanent overhang.

4. Decorative sconce, lantern, or similar lighting, mounted to the building.

5. Projecting windowsills.

6. Decorative kick plates for entry doors.

7. Hanging planters supported by brackets mounted to the building.

4. Façade Transparency.

Building façades shall include substantial glazing, providing visual connectivity between activities inside and outside a building. Regarding glazing, the following provisions shall apply:

1. If within a Shopfront Designation, ground floor glazing facing a public right-of-way shall be at least ten feet (10’) in height and no more than three feet (3’) above adjacent sidewalk or grade.

2. The total glazing expressed as a minimum percentage of ground floor façades shall meet the specifications provided in Table 17C.123.060-1.

Table 17C.123.070-1 Glazing minimums, ground floor facades [1]
	CA1	Shopfront
Non-Residential – within 10-ft. of the sidewalk	40%	60%
Non-Residential – more than 10-ft. from the sidewalk	15%	15%
Residential	15%	15%
[1] Glazing percentages may include windows and doors.

5. Ground Floor Residential.

In addition to other standards specific to residential development found within this chapter and in order to increase the privacy of residents and provide an effective transition between the public and private realm, ground floor residential within 10-ft. of a sidewalk shall:

1. Be elevated a minimum of 30 inches from grade, with alternatives approved by the Planning Director to accommodate units meeting residential visitability standards found in SMC 17C.111.600;

2. Incorporate a patio, porch, deck, or stoop with covered entry between the entry and sidewalk; and

3. Integrate L3 Open Area Landscaping, as defined in SMC 17C.200.030 Landscape Types, between the sidewalk and building.

6. Blank Walls.

Minimizing blank or undifferentiated façade walls helps ensure that buildings contribute to an engaging pedestrian environment. Blank façade walls longer than 30’ along any public right-of-way shall be enhanced or screened by incorporating the following:

1. Public art such as murals;

2. Vegetation such as espalier trees and/or vines planted adjacent to the wall surfaces;

3. Architectural detailing, such as reveals, contrasting materials, bas-relief detailing, or decorative trellises; or

4. Roof Lines.

7. Roof Lines.

1. Pitched or sloping roofs shall have a minimum slope of 4:12 and a maximum slope of 12:12 (rise:run).

2. Buildings with flat roofs shall include an extended parapet on all building sides, creating a defined cornice or prominent top edge.

3. Non-Enclosed, Enclosed, and Architectural Roof Structure elements as defined by this code are exempt from sections 17C.123.060(G)(1) and 17C.123.060(G)(2). Height limitations for such elements are provided in Table 17C.123.030-1.

8. Equipment Screening.

Mechanical and electrical equipment including HVAC units, transformers, antennae and receiving dishes visible from public rights-of-way shall be screened from view, adhering to the following standards: 

1. Rooftop mechanical and electrical equipment shall be screened their full height by a parapet wall, enclosed within roof volumes or other building elements designed as an integral part of the building’s architecture.

2. Ground-level mechanical and electrical equipment shall be enclosed within secondary building elements or screened by features designed to coordinate with the architecture of the primary structure. Year-round vegetative screening the height of the equipment at planting is permitted. Picket or chain-link fencing may not be used (See Figure 17C.123.060–B).

 

Figure 17C.123.060-B – 
Rooftop and ground-level equipment must be screened from view along public rights-of-way.

Here mechanical systems are hidden by cornice and roof elements.

1. Service Area Screening.

Service, loading, and trash collection areas shall be hidden or screened from view along public rights-of way and shall not face any public street or residential area unless no other location is possible. Service areas shall be hidden from view using a screen wall constructed of masonry, wood, or metal, designed to coordinate with the architecture of the primary structure. Screen walls shall also include one or more of the following:

1. Vegetation such as espalier trees and/or vines planted adjacent to the wall surfaces.  

2. Architectural detailing, such as reveals, contrasting materials, bas-relief detailing, or decorative trellises.

3. Public art such as murals.

10. Sign Standards.

See City of Spokane Municipal Code, Chapter 17C.240 for sign standards. Signs within the CA zone are subject to the standards and guidelines contained in the Initial Design Standards and Guidelines for Centers and Corridors.   

11. Swimming pool, hot tub, pond, or other impoundment of water exceeding five thousand gallons and eighteen inches or more in depth must be located within a fully enclosed building.

12. Guidelines.

In addition to the material standards defined in this section, the following guidelines are included to further define community expectations for projects within the Hamilton FBC area. The guidelines presented in this section are optional and intended to express desirable characteristics for the district.

1. Sustainable Design.
   1. The use of sustainably harvested, salvaged, recycled, and reused products is encouraged wherever possible.

1. 2. The rehabilitation of older buildings should be considered before new construction. If removal is required, the deconstruction of existing development is encouraged.

1. 3. Integration of Green Stormwater Infrastructure (GSI) should be considered in conjunction with property redevelopment.

1. 4. Property owners are encouraged to replace or reduce ground cover like grass lawns and pavement with native and/or drought tolerant plantings.

1. 5. The installation and maintenance of green roofs is encouraged.

2. Trail-Oriented Development.

For properties along the Centennial Trail, development is encouraged to orient towards the trail, which can be accomplished by:

1. 1. Having patios and decks that overlook the trail.

1. 2. Having an increased level of façade transparency to increase “eyes on the trail”.

1. 3. Having a covered entry facing the trail.

1. 4. Avoiding tall fences and blank walls facing the trail.

3. Building Entries.

Recommended entry treatments include special paving materials such as ceramic tile; ornamental ceiling treatments; decorative light fixtures; decorative door pulls, escutcheons, hinges, and other hardware.

4. Building Materials.
   1. Authentic materials and methods of construction should be used to the greatest degree possible. Materials made to simulate higher-value materials and construction types may be used for reasons of economy, but should be durable and closely match the proportions, surface finishes, and colors of the materials they simulate.

1. 2. When veneers are used, detailing and installation should give the appearance of full-depth material, avoiding the exposure of veneer sides, including the use of wrap-around corner pieces.  

1. 3. Cladding and/or accent materials on the primary building should be carried over onto additions, accessory buildings, and site features.  

0. 4. Recommended cladding materials include:
      1. Brick. Red brick is characteristic of the Spokane region, although other colors may be used as well. Full size brick veneer is preferable to thin brick tile.
      2. Stone. Granite, limestone, sandstone, and river rock are preferred stone types. Stone veneer and cast stone simulating these types is allowable.
      3. Cast concrete. Precast or exposed site-cast structural concrete is acceptable. Pigments, special aggregates, and surface textures should be exploited to achieve architectural effects.
      4. Concrete block. Where used, creativity in selecting block sizes, surface textures, course patterns and colors is encouraged.
      5. Wood. Horizontal sidings such as clapboard, tongue-in-groove, shingles or shakes, or vertical sidings such as board and batten are acceptable. Trim elements should be used for all wood siding types. Heavy timber detailing and exposed bracing may be used where appropriate to the building style.
      6. Fiber-cement or cementitious siding. Fiber-cement planks, panels and shingles and are an acceptable substitute for wood siding when used in the formats described above under “Wood.”
      7. Stucco. Stucco, cement plaster or stucco-like finishes such as EIFS may be used along ground floor portions of rear or side service and parking exposures, provided the building base treatment used along the street façade is continued. Stucco of any type should not be used along ground floor portions of street exposures.

0. 5. Accent materials are typically used at building entrances, window and door frames, wall bases, cornices, wainscot materials and for copings, trim, and other special elements. Recommended accent materials include:
      1. Brick. Red brick is characteristic of the Spokane region, although other colors may be used as well. Full size brick veneer is preferable to thin brick tile.
      2. Stone. Granite, limestone, sandstone, and river rock are preferred stone types. Stone veneer and cast stone simulating these types is allowable.
      3. Cast concrete. Precast or exposed site-cast structural concrete is acceptable. Pigments, special aggregates and surface textures should be exploited to achieve architectural effects.
      4. Concrete block. Where used, creativity in selecting block sizes, surface textures, course patterns and colors is encouraged.
      5. Tile. Ceramic, terra cotta and cementitious tile, whether glazed or unglazed is acceptable.
      6. Metal. Profile, corrugated and other sheet, rolled or extruded metal is acceptable. Metal accents should have trim elements to protect edges, and be of adequate thickness to resist dents and impacts. Surfaces should be treated with a high quality, fade-resistant coating system or paint such as Kynar and Tnemec. Copper, zinc and weathering steel may be left exposed.

1. 6. The location and spacing of panel or expansion joints should be incorporated into the façade composition. Castings should be shaped to form architectural profiles that create bases, cornices, pilasters and other elements contributing to the façade composition.

5. Rooflines.

Varied roof planes, cornice elements, overhanging eave and roof decks are encouraged, as they increase visual interest and help implement desired character objectives.

1. Recommended materials for roofs exposed and visible from public rights of way include:
   1. Metal seam roofing. Finishes should be anodized, fluoro-coated or painted. Copper, zinc and weathering steel may be left exposed.
   2. Slate or slate-like materials.
   3. Sheet metal shingles.
   4. Asphalt shingles. Projects using asphalt shingles should use the highest quality commercial grade materials and be provided with adequate trim elements.

6. Special Paving.

Cobblestones or a stamped concrete cobblestone or brick pattern are recommended for special paving and pedestrian buffer strips.

 

Date Passed: Monday, August 12, 2024

Effective Date: Sunday, September 15, 2024

ORD C36553 Section 7