18.31.020 Applicability.
(1) New development. The provisions of this chapter govern all development within the downtown zones (MC, GC, TC, and MHO). This chapter has references to other citywide regulations which may take precedence over this chapter.
(2) Building additions, remodels, and site improvements. Three different thresholds have been established to determine how the standards herein are applied to such projects.
(a) Level I improvements include all exterior remodels, building additions, and/or site improvements that affect the exterior appearance of the building/site and/or cumulatively increase the gross floor area on a site by less than 50 percent within three years of the date of permit issuance. The requirement for such improvements is only that the proposed improvements meet the standards in Articles IV through VI of this chapter, and do not lead to further nonconformance with the aforementioned standards.
For example, if a property owner decides to replace a building facade’s siding, then the siding shall meet the applicable exterior building material standards, but elements such as building articulation would not be required.
(b) Level II improvements include all improvements that cumulatively increase the gross floor area on a site by 50 percent to 100 percent within three years of the date of permit issuance. All standards that do not involve repositioning the building or reconfiguring site development shall apply to Level II improvements.
For example, if a property owner of an existing business in the TC zone wants to build an addition equaling 75 percent of the current building’s footprint, then the following elements shall apply:
(i) The location and design of the addition/remodel shall be consistent with Article IV of this chapter, Design Standards – Block Frontages, which addresses building frontages, entries, parking lot location, and street setback landscaping. For such developments seeking additions to buildings where off-street parking location currently does not comply with applicable parking location standards, building additions are allowed provided they do not increase any current nonconformity and generally bring the project closer into conformance with the standards (see CMC 18.31.450, Off-street parking standards).
(ii) Comply with the standards of Article V, Design Standards – Site Planning.
(iii) Comply with all provisions of Article VI of this chapter, Design Standards – Building Design, except architectural scale and materials provisions related to the existing portion of the building where no exterior changes are proposed. All new exterior wall areas shall comply with building elements/details, materials, and blank wall treatment standards.
(iv) Comply with the off-street parking, landscaping, and signage provisions of this chapter that relate to proposed improvements.
(c) Level III improvements include all improvements that cumulatively increase the gross floor area on a site by more than 100 percent within three years of the date of permit issuance. Such developments shall conform to all applicable standards, except in a case where there are multiple buildings on one site, and only one building is being enlarged. In that scenario, improvements to the additional buildings are not required, but conformance with all other standards apply.
Figure 18.31.020. Improvement and Applicability Examples
(Ord. 08-21 § 3 (Exh. B))