The following uses are allowed throughout the gateway district (use identification through the North American Industry Classification System (NAICS)):

The following uses are allowed when primary access is provided from Boblett Street:

A use or facility other than a gas station or truck stop in which handling or transport of toxic or volatile materials is a primary component of the use or facility, provided:

Recreational vehicle parks as described in BMC § 17.108.060.

Offices;

Eating facilities established to accommodate the principal use;

Restrooms and related facilities;

Incidental shops or light repair facilities;

One dwelling unit for each permitted use when it can be demonstrated that the unit is used in conjunction with, and accessory to, the permitted use;

Retail sales when it can be demonstrated that the sale of the merchandise is in conjunction with, and accessory to, the principal use;

Other accessory uses as determined by the director.

Heavy impact industrial uses not consistent with the intent of the gateway district, e.g., saw mills, raw ore foundries, pulp mills, junk yards, waste disposal stations;

The disposal of wastes;

Permanent dwelling units unless accessory to a permitted use;

The production, use, storage, transport or disposal of hazardous materials as a principal use.

Minimum Lot Area. The minimum lot size shall be adequate to meet the requirements and standards that apply to this district.

Minimum Lot Frontage. Minimum lot frontage shall be sufficient to provide adequate access, circulation, and utility development. In no case shall the frontage be less than 30 feet.

Minimum Lot Width. The minimum lot width shall be of an adequate size to meet the requirements and standards that apply to this district.

Minimum Lot Depth. The minimum lot depth shall be adequate to meet the requirements and standards that apply to this district.

Maximum Lot Coverage.

Minimum Setbacks.

Building Height. Maximum building height in the gateway district is 50 feet. (Additional building height conditions are indicated under subsection (F)(3) of this section.)

Off-Street Parking. Unless otherwise stipulated, parking is required in compliance with Chapter 17.124 BMC.

Truck/Tractor Parking, Loading, and Circulation. When proposed commercial or industrial operations include truck and trailer parking, loading/unloading or transfer, the facility shall provide the necessary space and circulation capacity to meet the facility requirements. Under this condition, the applicant shall include a truck/trailer parking and circulation plan with adequate detail to determine use-related parking/capacity and necessary on-site circulation and its relationship to other parking, pedestrian circulation, street traffic and adjacent property circulation.

Signs. In the gateway district, the specific sign regulations contained in BMC § 17.122.095 shall apply.

Utilities. All water, sewer, gas, electric, and other utility services shall be located underground.

Storage.

Trash Areas. All businesses that provide trash and/or garbage collection areas shall enclose such areas on at least three sides by a solid wall or fence of at least four feet in height if such area is not within an enclosed building or structure. Provisions for adequate vehicular access to and from such area or areas for collection of trash and/or garbage shall be required.

Building Design.

Lighting.

Landscaping.

Purpose: Landscape and buffering should contribute to visual quality and continuity within and between developments, provide screening and mitigation of potential conflicts between activity areas and site elements, enhance outdoor spaces, reduce erosion and storm water runoff and mitigate air pollution.

Retail Commercial Buildings – Pedestrian Circulation.

Fire and Explosive Hazard Performance Standard. The manufacture, use or processing of flammable liquids or materials which produce flammable or explosive vapors or gases shall be permitted in the gateway district only in accordance with state and local regulations for fire prevention and protection.

Emission Performance Standard. Levels of emissions of smoke, dust and other particulate matter, toxic and noxious gases in the gateway district are not to exceed standards set by the Northwest Clean Air Agency and all state and federal standards.

Vibration Performance Standard. Every use in the gateway district shall be so operated that the ground vibration inherently and recurrently generated from equipment other than vehicles is not perceptible without instruments at any point on or beyond any zoning district boundary in which the use is located.

Heat, Glare and Steam Performance Standard. Any activity in the gateway district producing steam, heat or glare shall be carried on in such a manner that the steam, heat or glare does not create a nuisance beyond the boundary lines of the district within which the use is located. Building materials with light-reflective qualities shall not be used in construction of buildings where reflected sunlight would throw intense glare on adjacent areas. Artificial lighting shall be hooded or shaded so that direct light from high-intensity lamps will not result in glare upon surrounding areas or cast light upon any residential use or street area.

Noise Performance Standard. Sound levels in the gateway district are not to exceed levels established by noise control regulations of the Department of Labor and Industries. Maximum permissible environmental noise levels to be emitted to adjacent properties are not to exceed levels of the environmental designations for noise abatement (EDNA) as established by the Department of Ecology.

Radiation Performance Standard. Emissions of ionizing radiation in the gateway district must comply with all standards established by the U.S. Nuclear Regulatory Commission and the State Department of Social and Health Services.

Erosion Performance Standard. No erosion, by either wind or water, shall be permitted in the gateway district which will carry increased volumes of sediments or objectionable substances into or through neighboring properties.

Electrical Disturbance Performance Standard. No activity except for electrical transmission lines or facilities shall emit electrical disturbance in the gateway district adversely affecting the operation of equipment or appliances at any point beyond the boundaries of the location or site of the use creating such disturbance.

The director shall determine if a violation of performance standards has occurred. Upon such a determination, the director shall send written notice of the violation by certified mail to the owners of the property and the manager of the operation involved. The manager or responsible person shall have 30 days to correct the violation, unless in the opinion of the director there is imminent peril to the life and/or property of persons adjacent to the alleged violation, in which case the violation shall be corrected immediately.

Where determinations of violation can be made by the director, using equipment normally available to the city or obtainable without additional expenditure to the city, such determination shall be made before notice of violation is issued.

When technical complexity or expense makes it prohibitive for the city to maintain the personnel or equipment necessary to make the determination of violation, the city shall retain appropriately qualified specialists to make the determination. If these findings indicate a violation of the performance standards, the cost of the determination shall be assessed against the properties or persons responsible for the violation, in addition to other cost incurred by the city. If no violation is found, the cost of determination shall be paid by the city.

If a substantiated performance violation is not remedied within the time requirements set by the director, it shall be enforced pursuant to Chapter 17.08 BMC, Violations and Enforcement.

Subzone A. In that area of the manufacturing district west of Ludwick Avenue and north of Boblett Street, the permitted uses are generally any industrial, research and development centers, warehousing, processing and shipping terminal uses; provided, that such uses do not inflict upon neighboring use districts smoke, dirt, noise, vibrations, odor, glare or other nuisances or hazards detrimental to the health, welfare and safety of persons occupying or visiting the district or adjacent districts. Restaurants, recreational uses both public and private, overnight accommodations and retail sales and services are permitted uses. Business and technical parks as defined at BMC § 17.142.115 are a permitted use through the planned unit development process as prescribed at Chapter 17.68 BMC. All uses must meet the performance standards listed in this chapter.

Subzone B. All uses permitted in Subzone A, with the exception of restaurants, recreational uses both public and private, overnight accommodations, retail sales and services and department store establishments, are permitted in Subzone B.

In addition, work/live units, subject to the following standards:

Subzone C. All uses permitted in Subzone B, with the exception of warehousing/storage and processing and shipping terminals, are permitted in Subzone C.

Subzone A. In that area of the manufacturing district north of Boblett Street and west of Ludwick Avenue, permitted accessory uses are cafeterias, offices which are not part of a business park development, and caretaker or security residences.

Subzone B. In areas of the manufacturing district not included in Subzone A or Subzone C, permitted accessory uses are cafeterias, overnight accommodations, restaurants, offices which are not part of a business park, and caretaker or security residences.

Subzone C. In that area of the manufacturing district, all accessory uses permitted in Subzone B are permitted accessory uses in Subzone C, except the following regulations shall apply. Warehousing/storage shall be a permitted accessory use only as incidental and in conjunction with a permitted use, subject to review and approval of the city. Processing and shipping terminals shall be a permitted accessory use only in conjunction with manufactured goods produced at the same site.

Overnight accommodations and restaurants.

Recreational vehicle parks as described in BMC § 17.108.060.

Property Lines Abutting Rights-of-Way. No building or structure shall be located closer than 20 feet from the street right-of-way;

Property Lines Abutting Odell Street Right-of-Way. No building or structure shall be located closer than 25 feet from the Odell Street right-of-way;

Property lines abutting adjacent properties. Unless otherwise allowed in this chapter, no building or other structure shall be closer than 10 feet from adjacent property lines. Heavy impact industrial uses and buildings shall be set back 25 feet from adjacent property lines;

For buildings in excess of 35 feet tall, an additional one foot of setback shall be required for each foot of height in excess of 35 feet;

When abutting a residential, commercial, or public district, setbacks shall be 25 feet or one foot for each foot of height of the structure nearest the side lot line, whichever is greater;

The administrator may average or reduce setbacks up to 50 percent of their standard requirements if it can be demonstrated that site-specific conditions preclude utilization of the parcel in a manner typical of a standard parcel in this district; provided, it can be demonstrated that there will be no impact to adjacent properties.

The number of stalls required for off-street parking for recreational uses, both public and private, is reduced to the minimum necessary to serve the development, as determined by the Administrator.

If, in the opinion of the director, a violation of performance standards (BMC § 17.14.120 through 17.14.200) has occurred, the director shall send written notice of the violation by certified mail to the owners of the property and the manager of the operation involved. The manager or responsible person shall have 30 days to correct the violation, unless in the opinion of the director there is imminent peril to the life and/or property of persons adjacent to the alleged violation, in which case the violation shall be corrected immediately.

Where determinations of violation can be made by the director, using equipment normally available to the city or obtainable without additional expenditure to the city, such determination shall be made before notice of violation is issued.

When technical complexity or expense makes it prohibitive for the city to maintain the personnel or equipment necessary to make the determination of violation, then the city shall retain appropriately qualified specialists to make the determination. If these findings indicate a violation of the performance standards, the cost of the determination shall be assessed against the properties or persons responsible for the violation, in addition to other penalties prescribed by this division. If no violation is found, the cost of determination shall be paid by the city.

Prior to approval of zoning, subdivision or building permits for potentially hazardous uses, the approval authority shall require submission of statements and plans indicating the manner in which potentially dangerous and/or objectionable elements are to be eliminated or reduced to acceptable limits and tolerances.

The marine planned recreation (MPR) district is established in recognition of the unique and irreplaceable nature of certain marine sites within Blaine, and creates a special overlay district for areas within the marine recreation district providing for the establishment of such public-oriented, tourist-related uses as marinas, boat docking facilities, recreation-oriented residential, hotel and overnight accommodations, conference facilities, restaurants and small specialty retail. A balance of uses in this overlay district is intended to serve recreational, tourist, and conference mixed use activities where orientation and access to the water is a prime public amenity and to encourage retention of existing historical structures. The performance standards in the overlay district require the preparation of an overall master plan for the development which responds to the use, historic preservation and circulation provisions of the comprehensive plan and provides a guide to phasing of the project.

The purposes of this planned approach are the same as those in a planned unit development, Chapter 17.68 BMC. Developments under this chapter shall be subject to the procedures for application and approval described in Chapter 17.68 BMC.

Private and public marinas with recreational and boat moorage and docking, boat repair facilities, boat and equipment sales and services;

Hotel and overnight accommodations;

Small-scale retail and/or specialty shops, excluding gambling operations;

Eating and drinking establishments;

Conference facilities;

Attached residential units either operated as a hotel or not;

Electric vehicle charging stations, including but not limited to EV charging station, rapid charging station, battery exchange station.

Permanent public access to the shoreline is provided;

Development, operation and maintenance participation in a cross-water connection to downtown Blaine;

Significant proportion of required parking is placed on the uplands;

Shuttle service is provided to connect the cross-water dock, hotel, conference facility, and county park with activities on the uplands;

Priority structures (buildings, piers, and ways) eligible for National Historic Register are preserved;

Majority of other existing structures are retained;

Exemplary landscaping and architectural design which retains natural marine-oriented character of the area.

An overall master plan for the developments within the planned district must be approved prior to the issuance of any development permits on the site. If the entire area of the marine recreation district is not included in the master plan, the relationship to existing uses or areas not included must be indicated and considered in the master plan. If the area of developed property (or approved applications) at the time of application is less than 25 percent of the total area of the district, property can be included in the planned district and used for purposes of calculating bonuses. This percentage of developed area can be increased up to 40 percent at the discretion of the review authority. Permits for first phase actions can be processed as a planned unit development at the same time as the overall master plan at the discretion of the city review authority. Projects must be consistent with the overall master plan for the district and cannot receive additional density bonuses as provided in Chapter 17.68 BMC. The plan shall describe the following:

The plan shall contain reports, maps, sketches and supporting documents to adequately describe the applicant's proposal. The scope of the needed reports, and their process and schedule of review and approval would be established and monitored by the city. Written documents required for the master plan should include, but are not limited to, the following:

An environmental checklist, as defined in the State Environmental Policy Act, will be done for the overall master program evaluating the impact of the above items.

Architectural and site design standards and project phasing will be prepared as part of the overall master plan.

In addition, uses in the marine planned recreation district shall conform to applicable performance standard and enforcement requirements contained in Chapter 17.14 BMC, Manufacturing Zoning District.

The review authority shall use the above criteria in review of master plans and projects in the marine planned recreation district and shall indicate results of the review in their recommendation to the city council.

The purpose of the central business-market subdistrict is to provide a commercial core to the downtown that allows a wide range of retail, service, municipal and tourism-related uses that includes residential uses that do not occupy street level, street fronting space.

The purpose of the central business-waterview subdistrict is to provide a commercial core to the downtown that allows a wide range of retail and service uses that focus on entertainment and includes residential uses that do not occupy street level, street fronting space.

The purpose of the central business-town portal subdistrict is to provide a dense residential area within the downtown that allows appropriate retail, service, municipal and tourism-related uses that accent the residential setting.

The purpose of the central business-garden subdistrict is to provide a residentially focused transition area between downtown and the adjacent single-family zones that allows a limited range of retail, service, and municipal uses that are generally lower impact than others allowed in the rest of the central business district.

Purpose. This section identifies the permitted frontage types per applicable block frontage designation, and provides standards for each frontage type to ensure that new development relates to the street and reinforces the existing and desired development frontage patterns in the CBD.

Applicability and Compliance. The provisions herein apply to all new development. Building additions must meet applicable building design standards. For remodels, improvements may not increase any existing nonconforming material or design elements. For example, any remodel to an older facade that doesn't meet current facade transparency requirements may not propose changes that increase the transparency nonconformity.

Permitted Frontage Types. The chart below illustrates the range of block frontages that are permitted for each block frontage designation as referenced in the map in Figure 17.22.070.F.

About the Transparency Standards. All frontage types contain distinct minimum facade transparency standards. The purpose of these standards is to maintain "eyes on the street" for safety and create a welcoming pedestrian environment. Table 17.22.070.D below includes details in how they are measured.

Departures. The frontage type standards include strategic departure opportunities that are designated with the ➲ symbol. A departure allows for alternative designs provided they meet the intent of the standards and any special departure criteria.

Block Frontage Map. Figure 17.22.070.F below includes three distinct block frontage designations for the central business district that dictate what frontage types are permitted on a block-by-block basis.

Block Frontage Type Standards. Tables 17.22.070.G.1 through 17.22.070.G.6 include standards for six block frontage types that are allowed in the CBD.

Purpose. The purpose of this section is to ensure that new development in the CBD reinforces and enhances the historical character of the area.

Applicability and Compliance. The provisions herein apply to all new development except single-family homes. Building additions must meet applicable building design standards. For remodels, improvements may not increase any existing nonconforming material or design elements.

Departures. The building design standards include strategic departure opportunities that are designated with the ➲ symbol. A departure allows for alternative designs provided they meet the purposes of the standards and any special departure criteria.

Building Massing and Articulation.

Building Entries, Details and Window Design.

Building Materials and Colors.

New and remodeled developments adjacent to this planned facility must be designed to accommodate connections to the boardwalk.

Major new construction must dedicate a 20-foot-wide easement for the purpose of constructing and maintaining the boardwalk. Reduction of the easement width to 12 feet may be considered in circumstances where the offsetting space is instead occupied by publicly usable street-level commercial space, either interior or exterior, such as a deck or a patio.

New construction is not required to build individual sections of the boardwalk but shall connect to the boardwalk where applicable.

Drive-through facilities shall be designed to minimize adverse impacts to the pedestrian environment and shall only be permitted as an accessory use.

Drive-through facilities shall utilize alley access for entry and/or exiting whenever feasible. Exiting to alley is prioritized when only one option is available.

Drive-through facilities are not permitted to have direct entry or exit from/to Peace Portal Drive.

Drive-through facilities are prohibited from having direct entry or exit from/to H Street, except for drive-through facilities in existence upon the adoption of this code.

Drive-through lanes located between buildings and a street are prohibited.

Chain-link fences within 20 feet of a right-of-way, excluding alleys, and visible from a street or sidewalk are prohibited in the following areas:

Chain-link fencing, where permitted within 20 feet of a right-of-way, excluding alleys, and visible from a street or sidewalk, must be screened with landscaping meeting the following standards:

Chain-link fencing, when permitted, must be vinyl coated and colored black, dark green, or dark brown. Fence slats may be required at the discretion of the director.

➲ Departures from location requirements will be considered for municipal facilities.

Food trucks or other mobile food services are permitted to occupy legal public parking spaces in the right-of-way.

Unless granted a conditional use permit, all food trucks and mobile food services must comply with the following:

The hearing examiner may grant a conditional use permit to food trucks and mobile food services to operate in a fixed location for more than five hours, to operate within 100 feet of an operating and open-for-business eating and drinking establishment, and/or:

Food trucks and mobile food services for city-authorized special events are exempted from subsection (B) of this section.

As an accessory use operating in conjunction with a legally permitted use, a food truck or mobile food service may operate on private property for up to eight hours in one day. No permanent utility connections may be constructed to accommodate the food truck or mobile food service.

The use of public right-of-way adjacent to a business location is permitted by the on-site business within the following limits:

Use of the public right-of-way is not synonymous with use of the waterview boardwalk easement.

Use of a public plaza, such as G Street or H Street, is subject to the restrictions in subsection (A) of this section.

All outdoor service and storage areas shall not be visible from adjacent sidewalks. When a fully screened location is infeasible the director may approve an alternate.

Trash and other waste receptacles shall be screened with a sturdy, secured, and opaque screen, such as a freestanding fence or lattice that cannot be removed by an individual or by inclement weather. The enclosure shall not extend onto the public right-of-way, unless permitted through a right-of-way obstruction permit.

All outdoor HVAC units shall be screened from view including roof-mounted units.

A noise-reducing barrier shall be provided for all HVAC units that exceed 50 dB(A) at the closest property line. Vegetation can be used to screen but is not considered an acceptable noise barrier.

Utility meters shall be placed so that they are not visible from the sidewalk whenever feasible. Utility meters should be grouped when possible.

Satellite dishes, micro-turbines, and other utility features should be placed away from the street whenever feasible.

Each residential unit must have a dedicated utility storage of at least 36 square feet for all new developments with five or more dwelling units.

General.

Facade Lighting. Facade-mounted lighting fixtures that wash the face of the building are encouraged. Shielded, full cut-off fixtures shall be used with illumination not exceeding 5.0 foot-candles. Up lights should be avoided but can be used discretely if necessary.

Yard Lighting. Low-level (bollards or recessed) lighting fixtures shall be installed for interior walkways. Pole-mounted lights may provide additional lighting as necessary.

Parking Lighting. Parking area and walkways must be lit. Commercial properties that are adjacent to residential areas shall reduce the lighting in their parking lots to an average of 0.2 foot-candles one hour after closing. Light trespass standards also apply.

A shorelines permit in the wharf district shall be approved subject to the administrative provisions of this title and the shoreline management program.

A final permit decision by the city must include findings of compliance with the following documents:

When a permit application is submitted for development on Port-owned property, the city shall solicit and consider any conditions or related requirements established by the Port before making a final decision.

Design Standards.

Water Quality Standards. While each planning area will have different functions and development configurations, all development in the wharf district shall utilize low-impact design techniques and demonstrate that the result will be a storm water management design that will consistently achieve high-water quality runoff over extended periods of time.

Lot Configuration Standards. No minimum lot width or specific lot configuration is required in the wharf district.

Minimum Lot Area Standards. No minimum lot area is required in the wharf district. However, a project proposal must demonstrate that the intended site adequately accommodates the intended use with sufficient size to meet parking, loading and circulation, landscaping, open space, and related requirements.

Unless otherwise determined, setbacks from the shoreline OHWM shall be:

Planning Area 1: Gateway to Waterfront (Visual and Physical Access). See CB – Market district requirements.

Planning Area 2: Plover Park (Recreation and Boat Launch).

Planning Area 3: Mariner Village (Mixed Use).

Planning Area 4: Harbor Gateway (Marina Support).

Planning Area 5: Waters Edge (Public Access – Includes Subplanning Areas 5a, 5b, 5c, and 5d).

Planning Area 6: Shipyard Industrial Park (Industrial).

Planning Area 7: Dakota Commons (Commercial).

Subzone A. Uses allowable in this subzone are too extensive to enumerate; therefore, permitted uses are defined in general terms:

Subzone B.

Subzone C.

Subzone D.

Subzone A – Peace Portal.

Subzone B – Border.

Subzone C – Central Business Support.

Subzone A – Peace Portal.

Subzone B – Border.

Subzone C – Central Business Support.

Purpose. The purpose of this section is to ensure that new development in the highway commercial subzone C visually is complementary to the central business district and acts as a gateway to the downtown, visually enhancing this route and providing a safe and welcoming pedestrian environment.

Applicability and Compliance. The provisions herein apply to all new development. Building additions must meet applicable building design standards. For remodels, improvements may not increase any existing nonconforming material or design elements.

Blank Wall Treatment. Each blank wall located along a street facade (not including alleys) must be screened or treated in at least one of the ways listed in subsection (C)(2) of this section if it meets the criteria for a blank wall under subsection (C)(1) of this section.

Building Materials and Colors.

Lighting.

The residential/office (R/O) district is intended to accommodate a mix of residential buildings, hotels, motels, restaurants and office space.

This district fronts Peace Portal Drive, a gateway street into the downtown commercial center; these buildings should reflect the historic character of this area. Flexibility in applying standards to site and building design is encouraged when the proposal is consistent with the broad intent of implementing higher density infill, mixed uses, or strong pedestrian-oriented design.

Attached single-family units, townhouse units, and/or individual buildings with mixed uses, including multifamily and commercial uses developed pursuant to this chapter, may be subdivided into individual fee simple lots if approved as part of a subdivision pursuant to this title.

Lots created pursuant to this chapter shall comply with subdivision design standards in Chapter 17.74 BMC except as modified by this chapter or as authorized as a departure pursuant to BMC 17.26.030.

Legal documents identifying the rights and responsibilities of property owners and/or a homeowners’ association for use and maintenance of common facilities, utilities, easements, tracts, or other common improvements shall be submitted for approval by the community development services director, and recorded on property title, and thereafter filed with the city, prior to final project occupancy. When part of a subdivision they shall be referenced on the recorded subdivision map.

For common wall development such as attached single-family, townhouses and attached garages, a common wall agreement shall be submitted for approval by the community development services director, and recorded on property title, and thereafter filed with the city, prior to final project occupancy.

Applicants may request minor departures to the development and design standards set forth in this chapter. The community development services director may modify the requirements, based on consultation with the fire department, if the following criteria are met:

Single-family dwellings;

Townhouses and attached single-family dwellings;

Duplex, triplex and fourplex units;

Multifamily dwellings;

Restaurants;

Professional offices;

Hotels and motels located west of Harrison Avenue.

Garages, swimming pools, storage and other uses customarily incidental to the permitted use.

Family day care homes and adult family care facilities.

Detached and attached accessory dwelling units (ADUs).

Nursing homes.

Day care centers.

Hotels and motels east of Harrison Avenue.

Minimum lot size in the residential/office district is 6,000 square feet. No minimum lot size is required if developing townhouses or attached single-family units.

Maximum density is 24 units per acre.

Residential Uses.

Commercial and Mixed Uses.

Thirty percent for attached and detached single-family uses;

Twenty percent for townhouse and multifamily development;

Ten percent for commercial and mixed-use development.

Thirty-five feet for all uses with the following exception:

Off-street parking shall be provided in the residential/office district in accordance with specifications in Chapter 17.124 BMC.

Parking along Peace Portal Drive is restricted.

Parking shall be located in such a manner that access is gained from side streets where possible and single-family housing in the SF districts is minimally impacted by associated traffic.

Light shall not trespass on adjacent properties nor result in glare to adjacent residential occupants.

Outdoor lights shall be shielded so that the direct light from the fixture is directed downward and does not cross property lines as indicated in this illustration.

The purpose of this section is to ensure that new development recognizes the historic character of the area, emphasizes human scale visual interest, provides pedestrian oriented design, and complements neighboring properties.

Applicability and Process. The provisions herein apply to all new developments in the district with the exception of attached and detached single-family residences. This exemption from the design review requirements does not include townhouses. For remodels or renovations, improvements may not increase any existing nonconforming material or design elements. Applications shall be reviewed pursuant to the process requirements in Chapter 17.120 BMC.

Design Standards.