Screen Trash Dumpster Cottage Community Site Plan Drawing
Chapter 17.51
PLANNED RESIDENTIAL Evolution
Sections:
17.51.010 Purpose.
17.51.020 Permissible zones.
17.51.030 Procedures—Original applications.
17.51.040 Plans.
17.51.045 Optional submittal requirements.
17.51.050 PRD standards.
17.51.055 Optional PRD standards.
17.51.056 Cottage housing standards.
17.51.060 Submittal requirement postponement.
17.51.070 Official site programme.
17.51.080 Revision of the official site plan.
17.51.090 Private roads and vehicular apportionment.
17.51.100 Other uses permitted.
17.51.110 Maintenance of open space and utilities.
17.51.010 Purpose.
This chapter is designed to provide for small- and big-scale developments incorporating a single type or a variety of housing types and related uses that are planned and developed as a unit and to accommodate the needs of a growing and diversified community. Planned residential developments (PRDs) may consist of individual lots or may have common building sites. Commonly owned state that is an essential and major element of the programme should be related to and preserve the long-term value of the overall project. A blueprint of development which incorporates creative housing types; provides affordable housing to encounter the needs of a range of income groups; promotes innovative site planning techniques; preserves natural site amenities such equally trees, topography and geologic features shall be encouraged. (Ord. 1101 § 5 (function), 2004: Ord. 908 § 9 (role), 1997)
17.51.020 Permissible zones.
A. The PRD designation shall be utilized as an overlay on residential zones. PRDs shall be denoted as follows: PRD (9600), PRD (MR), etc. The PRD overlay may exist applied but to the MR, MRD, RD vii.2, RD 8.4, RD 9.6(Due south), RD 12.5(Due south), RD xx.0, CB, PCB and WFB zones.
B. Single-family cottage housing planned residential developments are allowed in the RD 12.5, RD ix.6, RD seven.five south of 70th Street, MRD, MR, CB and PCB zoning districts. (Ord. 1155 § 3, 2006: Ord. 1153 § 3, 2006: Ord. 1101 § 5 (part), 2004: Ord. 1061 § one, 2002: Ord. 908 § nine (part), 1997)
17.51.030 Procedures—Original applications.
PRD requests shall be candy in accord with all requirements of Chapter 17.13, Project Permit Review Procedures. (Ord. 1101 § v (function), 2004: Ord. 908 § ix (function), 1997)
17.51.040 Plans.
A. The applicant shall nowadays plans, reports, and related information in sufficient detail to enable the planning department to evaluate the proposed development in accordance with the provisions of this affiliate and brand recommendations to the appropriate permit say-so every bit outlined in Chapter 17.13, Project Permit Review Procedures.
B. These plans shall be fatigued to a standard technology scale and shall include at least the following:
i. Site plan, including the post-obit elements:
a. Internal circulation,
b. Schematic drainage/utility concept,
c. Landscape program for mutual open infinite tracts and overall project,
d. Open space and community recreation facilities,
e. Distribution and type of housing units, showing generalized building footprints;
2. Proclamation of covenants, conditions and restrictions co-ordinate to Section 17.51.110; and
3. Other information as determined necessary for adequate design review shall exist requested inside twenty-one days from date of awarding.
C. The bidder shall submit one copy of the proposed PRD site plan to the Snohomish Health Commune, along with soil analysis data where on-site septic systems are proposed.
D. Upon evaluation by the planning department, the plans shall be reviewed in accordance with the let review procedures outlined in Affiliate 17.xiii. (Ord. 1088 § 13, 2003: Ord. 908 § 9 (part), 1997)
17.51.045 Optional submittal requirements.
Applicants may submit plans including all of the post-obit plan elements in addition to those requirements of Section 17.51.040. If applicants choose to utilize the optional PRD standards for proposing a null lot line development nether Section 17.51.055, the following submittal requirements are necessary:
A. Documentation demonstrating a unified development theme and concept;
B. Building footprints, location of driveways, proposed on-street parking and/or grouped off-street parking;
C. Schematic floor plans and elevations of typical edifice styles, including identification of exterior terminate;
D. Location of privacy features such every bit walls and fences;
E. Major theme landscape plan for areas outside of privacy fencing; and
F. Covenants, conditions and restrictions, providing for maintenance and admission easements for zero lot line development. The covenants required in Department 17.51.110 shall additionally include the post-obit items: provisions guaranteeing enforcement of the unified development theme and concept (detail A to a higher place); and conditions including observe to property owners that construction of after-market accompaniment buildings (including merely not limited to garage and storage buildings) shall not exceed lot coverage requirements of the underlying zone, or lot coverage requirements of Section 17.51.055(E) for aught lot line developments. (Ord. 908 § 9 (part), 1997)
17.51.050 PRD standards.
The following special conditions shall be met in all PRD overlay zones, except where the optional PRD standards for majority requirements of Section 17.51.055 of this chapter are followed:
A. Number of Dwelling Units. For all PRDs the maximum number of abode units permissible shall be 1 hundred twenty per centum of the maximum computed density of the underlying zone. The density of the underlying zone for all PRDs shall be computed as follows:
1. Determine Gross Evolution Land Area. Subtract from gross surface area (i) unbuildable land, (ii) publicly owned customs facility land other than parks, and (three) commercial or industrial land area;
2. Determine Net Evolution Expanse. Subtract from gross development country area the actual percentage of gross evolution expanse devoted to the circulation system; except that whenever the circulation organization business relationship for more than 20 pct of the gross evolution expanse, the new development area shall be eighty per centum of the gross evolution surface area;
three. Divide cyberspace development surface area by the minimum lot area per dwelling unit, or where MR standards apply, by the square footage of state per dwelling house unit permitted in the underlying zone; and
iv. Multiply the resulting number of units by 1.2 for all PRDs.
B. Open Space and Recreation. Twenty percent of the new development area shall be established every bit open space and customs recreational facilities. For all PRDs up to half of the mutual open space land may consist of unbuildable land upon a showing that such land tin can and volition be utilized in a specific recreational utilise.
C. Underlying Zone Requirements. Unless specifically modified by this chapter, all requirements of the underlying residential zone shall apply inside the planned residential development.
D. Minimum Lot Width. Except for townhouse lots, the minimum lot width shall be sixty feet for interior lots and sixty-five anxiety for corner lots. There shall be no minimum lot width for townhouse lots.
E. Minimum Lot Area and Bulk Requirements for Single-Family Dwellings and Duplex Dwellings.
1. The minimum lot area shall be five thousand square anxiety.
2. The minimum front building setback shall be one-one-half the width of planned right-of-mode or easements as measured from the centerline of the right-of-way plus fifteen feet.
iii. The sum of side setbacks shall be not less than ten anxiety. If the side setback adjoins public open up space, these setback requirements may be reduced by an amount equal to the distance from the holding line to the centerline of the open space. A modified setback shall be endorsed upon the canonical site program. No portion of a building or appurtenance shall be synthetic equally to projection into any commonly owned open space. No construction or portion thereof shall exist closer than half-dozen feet to whatsoever structure on an side by side lot.
4. Rear setbacks shall be a minimum of five feet. If the rear setback adjoins public open space, the minimum rear setback requirements may be reduced by an amount equal to the distance from the rear lot line to the centerline of the open space. Such modified setback shall be endorsed upon the approved site program. No portion of any edifice or appurtenance shall exist synthetic as to project into any commonly endemic open space.
five. The maximum lot coverage shall be thirty-five pct of the lot area or two m five hundred twenty square anxiety, whichever is greater.
F. Minimum Lot Expanse and Bulk Requirements for Townhouse Dwellings.
1. Minimum lot surface area per dwelling house unit of measurement shall be an average of 2 g square feet.
2. Every townhouse lot shall have a front setback of non less than 15 feet, and a rear setback of non less than 5 feet, both measured from the belongings line; provided, that when two or more than townhouse home units are beingness developed on adjacent lots, minimum front setbacks may exist reduced by not more than ten anxiety in order to requite private identity and privacy to the units, as long as the average of all forepart setbacks in a townhouse structure is not less than fifteen anxiety, and each lot has a combined total of xxx feet of forepart and rear setbacks.
3. Every townhouse at each stop of a grouping of fastened units shall maintain a side setback of not less than v feet with a minimum building separation of not less than x anxiety; provided, that if the side setback adjoins public open space, this setback requirement may be reduced by an amount equal to the distance from the side lot line to the centerline of the open infinite. Such modified setback shall be endorsed upon the approved site program. No portion of any building or appurtenance shall be constructed every bit to project into any commonly owned open up space.
4. Majority and Setback Variation. Each townhouse structure shall have horizontal or vertical variation either within each dwelling unit'due south front edifice face and/or between the front building faces of all adjoining units to provide visual diversity to the townhouse construction and individual identity to townhouse units. Upon building allow awarding, a plot program of the entire structure in which each unit of measurement is located shall be provided by the architect to evidence compliance with this requirement. The planning division shall review and corroborate or deny the building design which may incorporate variations in roof lines, common wall "fin" extensions, setbacks and other structural variations.
5. Lot coverage requirements shall be every bit follows:
a. Townhouse and accompaniment structures shall together embrace no more than fifty-v percent of the lot; and
b. Patios, driveways and walkways shall non increase the total lot coverage to more than 60-5 percent of the lot, unless paved with perforated concrete blocks or other permeable material.
6. Townhouse building height shall not exceed thirty feet.
K. Minimum Lot Expanse and Bulk Requirements for Multiple-Family unit Dwellings. Multiple-family unit dwellings shall as well be immune in any PRD, provided the following requirements are met:
1. The maximum lot coverage shall be 40 pct;
2. At that place will be no minimum lot size;
3. There volition be no maximum height;
4. Front setbacks and side setbacks facing streets shall be setback not less than one-half of the width of planned right-of-way or easements as measured from the centerline of the right-of-way plus twenty-five anxiety;
5. The sum of the side setbacks shall be not less than x anxiety with one side setback not less than v feet for single-story structures;
6. The rear setback shall be not less than 20-five feet for single-story structures;
vii. The side and rear setbacks of subsections E and F of this section may exist modified as follows:
a. If the setback adjoins a public open space, and then each applicable minimum setback requirement may be reduced by an amount equal to the altitude from the property line to the centerline of the open space,
b. The resultant requirement shall and then be endorsed upon the approved site plan as a base setback requirement,
c. In the instance of multistory structures, the base setback requirement of subsections (1000)(4), (v), (vi) and (vii)(i) of this section for such structures shall be increased for each story or fraction thereof by an amount equal to four anxiety for the sum of the side setbacks and two feet each for the minimum width side setbacks, designated rear setback and designated front setback; and
8. No portion of any building or appurtenance shall be constructed equally to project into any ordinarily owned open space. (Ord. 970 § 6, 1998; Ord. 908 § 9 (function), 1997)
17.51.055 Optional PRD standards.
The PRD standards of Section 17.51.050 may be modified every bit listed below when an applicant submits the submittal material required by Section 17.51.045.
A. Minimum Lot Width. Except for corner lots, the minimum lot width may be reduced to fifty anxiety for all single-family lots and to forty feet for all lots within a single-family null lot line development.
B. Minimum Lot Size. The minimum lot size may be reduced to four m foursquare anxiety on lots inside a single-family unit nix lot line development.
C. Setbacks.
ane. The minimum front building setback of unmarried-family dwellings on local admission streets shall exist one-half the width of planned right-of-way or easements every bit measured from the centerline of the correct-of-mode plus ten feet. Setbacks, edifice envelopes and landscaping shall be varied to effect in a visually interesting streetscape. The length of the driveway between garages or carports and the correct-of-way or easement shall exist at least fifteen feet.
2. The minimum setback on one side and/or rear yard in a zero lot line evolution may be reduced to no more than one inch if advisable provisions are made for maintenance easements in the PRD program, in the plat and in the announcement of covenants, atmospheric condition, and restrictions.
D. Content of Maintenance Easements. A five-foot minimum maintenance easement shall be shown on the approved official site plan or plat. Said easement shall exist established in the covenants, conditions and restrictions of the adjoining lot to assure access to the lot line wall at reasonable periods during the mean solar day for normal maintenance. A two-foot maximum eave easement shall be established inside the maintenance easement if roof overhangs are proposed.
E. Lot Coverage. The maximum lot coverage for lots within a single-family unit zero lot line evolution may exist increased to fifty-5 per centum of the lot.
F. Structural Requirements. To assure privacy within the zero lot line development, no openings of any kind (excluding ventilation ducts) shall be permitted on the nix lot line side of a structure, the wall of which shall be of fire-wall construction as required by Championship 15. Air conditioners, heat pumps or other appurtenances (excluding roof overhangs) shall be prohibited on the exterior side of the zilch lot line wall. If in that location is an offset of the wall from the zip lot line, such starting time shall be at least 6 feet. (Ord. 908 § 9 (part), 1997)
17.51.056 Cottage housing standards.
A. Purpose. Information technology is the intent of the cottage housing standards to:
i. Allow unmarried-family alternative housing options on unmarried-family zoned parcels adjacent, including beyond the street in some cases, to multifamily, commercial and industrial zoned parcels, not including commercial or industrial uses limited by the Paine Field Overlay, every bit a transition to multifamily, commercial, and industrial uses, and in multifamily zones and in some commercial zones that let for mixed-use projects.
2. Allow for a express number of sites as a transition to multifamily, commercial and industrial uses.
3. Ensure that this transition evolution blends with existing side by side unmarried-family unit residential areas to ensure the grapheme of existing neighborhoods is maintained.
four. Promote variety in the size and blazon of new dwelling units to enable households of different ages and sizes to live at the edge of single-family neighborhoods and without disrupting the intent of single-family neighborhoods.
5. Encourage cottage housing that is a single-family structure and harkens back to the size, proportionality and grapheme of craftsman-fashion homes built in the 1910s to 1930s, which are less beefy and provide more opportunities to create larger areas of open up space than larger homes which tend to consume the lots.
half-dozen. Although the density per acre is 2 times that of the underlying zoning, the size and proportionality or massing of the cottage units are smaller than the larger abode construction of unmarried-family homes being built between 1990 through 2005 and the overall density can be similar depending on the bundle of land being developed and thus provides a single-family housing option for households of smaller size.
B. Grapheme of Cottage Housing. The character of cottage housing is smaller scale, has mutual open space that is central to the unit clusters, and thus is not intended to be meaty housing or small lot development in a standard subdivision.
C. Where Cottage Housing Is Permitted and Prohibited. Unmarried-family cottage housing developments are permitted:
1. In single-family residential zones if located on parcels:
a. South of 70th Street SW; and
b. In the RD 12.5, RD 9.6, or RD 8.iv PRD zoning commune; and
c. Next to some multifamily, commercial and industrial zones, including MRD, and MR PRD, CB, PCB, PI, IP, LI and BP zoning districts; and
d. That access directly off of a collector or arterial street; and
eastward. With a conditional utilise permit.
two. In the PCB(Southward) zone with an approved development agreement.
3. Outright in MRD and MR PRD zones.
4. Outright in the community business (CB) and planned community business (PCB) districts equally office of a mixed-use development.
5. Limitations.
a. Cottage housing evolution may not be developed on parcels in unmarried-family unit zoning districts that are on streets that accept single-family unit residences on both sides, fifty-fifty if the adjacent property is zoned multifamily, commercial or industrial. The intent of cottage housing is to have it provide a transition to single-family neighborhoods and to ensure the established neighborhoods remain intact.
b. Parcels cannot exist subdivided in club to have two cottage developments of eighteen cottages each to avert the maximum number of cottage units per development limit.
D. Cottage Housing Requirements. The purpose of this section is to found residential design standards for edifice, site, and landscape blueprint. The standards are intended to aid development applicants in adhering to the desired class of community design in the neighborhood the development will be located in. In addition to the conditional use permit criteria, all cottage housing developments shall comply with the following design and development standards:
1. Minimum Parcel Size. The minimum parcel size for cottage housing developments shall be as follows:
a. Residential. A single-family parcel side by side to multifamily, commercial or industrial zones that is the size and dimension that allows for a minimum cluster of iv cottage units and large enough to provide all the open up infinite, parking, and setback requirements. Typically this would be 1-half acre in size if the parcel is side by side to a commercial, multifamily, or industrial zone and has access off of a collector or arterial street.
b. Commercial/Multifamily. Greater than one acre in MRD, MR, CB and PCB zones.
2. Density. Maximum densities for cottage housing projects shall be determined based on Tabular array 1. In unmarried-family unit residential zones, each cottage housing project shall not consist of more than 18 cottages nor fewer than four cottages. If the bundle size allows for more than eighteen cottages, then the project must consist of a combination of cottages and detached single-family unit residential units in single-family zoning or cottages and multifamily in multifamily and commercial zones. The cottages shall be clustered co-ordinate to these regulations and the single-family residential development shall follow the underlying zoning requirements.
3. Floor Area. Ramblers or one-story cottages shall not exceed a maximum of one g foursquare anxiety on the main floor, excluding garages. One and one-half story buildings shall not exceed a maximum of twelve hundred square feet with a maximum of eight hundred square feet maximum on the principal floor, excluding landing and stair areas, second story ceilings less than six feet in superlative and garages. Cottages shall not be a full two-story coverage of the chief flooring (two-story narrow, skinny houses are not allowed). Single-car garages are allowed to be fastened to the cottage if the garage is accessed from the side or rear of the unit of measurement; no garage may exist accessed from the front facade of the edifice. A covenant restricting building expansion shall exist required on all developments.
4. Cottage Development Cluster Size. A minimum of four units is immune with a maximum of twelve units in a single cluster. Multiple clusters are allowed provided each housing cluster meets the common and private open space requirements and there are pathways connecting the mutual open spaces. The maximum number of cottages per development is eighteen cottages.
5. Application of Critical Areas.
a. The critical surface area regulations contained in Affiliate 17.52 apply to all cottage developments.
i. Unmarried-Family Residential Zones. When applying the critical area density transfers to a cottage housing project, only a one:1 (not a 2:1 as allowed in Table 1) credit will be allowed for that expanse covered by the critical area and its buffer. For unmarried-family unit residential developments, the density for the entire site shall be based on the following formula:
| Density = | (area of noncritical surface area X underlying zoning X 2) |
| + (expanse of critical area X ane of the underlying zoning) | |
| Example: 3 acre site in the RD ix.half-dozen zone with i acre of critical areas | |
| Density = (2 acres X 4.53 u/a X 2) + (1 acre X 4.53 u/a X ane) | |
| Density = xviii.12 u/a + 4.53 u/a = 22.65 units = 23 units | |
| (Notation: A cap of 18 units per site and project would apply. See subsections (D)(1), (2) and (4) of this section.) | |
2. Multifamily and Commercial Zones. Density for multifamily and commercial zones shall be calculated as the full site area times the density shown in Tabular array 1 whether or not information technology contains critical areas.
b. Critical areas and their buffers should be designated every bit native growth protection areas (NGPAs) and appropriate signage be installed and maintained. The direction of these NGPAs is the responsibility of the homeowners' association, an organization that is required for the joint maintenance and upkeep of the common areas adult equally part of cottage development requirements. The NGPA will also provide habitat for wildlife and residents and the homeowners' association shall be notified of the intent, designation and functions these areas are intended to provide even in an urban setting.
vi. Common Open Space.
a. Four hundred square feet of common open up space is required per unit.
b. Fifty per centum of units must have their chief entry on the common open up space.
c. All units must be inside eight feet of each mutual open infinite(s).
d. Setbacks and private open space cannot be counted towards the common open space calculation.
e. Ane common open infinite must exist located centrally to the project, with multiple clusters having multiple mutual spaces with pathways connecting the common open spaces.
f. Customs buildings or clubhouses tin be counted towards the common open up infinite adding.
g. Passive trails within an NGPA are immune and may count towards the mutual open space requirement.
h. Common open space may be separated from the central common open space that is required for the clusters, but can only business relationship for 20-five percent of the requirement.
i. Cottages must surroundings the mutual open space on a minimum of two sides of the light-green.
j. Mutual open space shall be located outside of stormwater/detention ponds, wetlands, streams, lakes, and disquisitional area buffers, and cannot be located on slopes greater than ten per centum.
grand. The mutual open space area shall include usable public spaces such as lawn, gardens, patios, plazas or scenic viewing area. Mutual tables, chairs and benches are encouraged. An active recreation element may be included if the homeowners' clan so chooses and it does not dominate the common open infinite. Where applicable, native vegetation and Chapeau BMPs may be used in fifty percent of the passive open infinite area.
vii. Private Open Space.
a. Two hundred fifty square anxiety of individual open space is required per unit.
b. The private open up space must be a minimum of ten feet wide and adjacent to the front or side of the unit; side yard easements may be counted toward the private open up space requirement. The principal entrance of the house shall front on the private open space via either a front porch or to the side by using a wrapped porch. Porches with railings are preferred to create individual space.
c. The individual open space, on either the front end or side g, must exist oriented toward the common open space.
d. A fence or hedge not to exceed iii anxiety in tiptop may separate the private open up space from the common open space.
8. Edifice Heights and Setbacks.
a. Setbacks from the external property lines of the original or perimeter of the parcel shall be as shown in Table ii.
b. All buildings shall be separated past at least eight feet. Small-scale architectural features may extend one foot into the separation distance as long as six feet of clearance between buildings is maintained for fire separation purposes.
c. The area under ceilings less than six anxiety in height is non included in the square footage calculation of the structure.
9. Buffer and Perimeter Landscaping for Existing Adjacent Development. Cottage development shall provide six feet of fencing and landscaping effectually the perimeter of the property, not including the NGPA areas. This perimeter landscaping is intended to soften the impact of infill development, to add visual interest, and to retain or help to better the visual quality of the neighborhood. Perimeter landscaping shall provide a screen between uses, to safeguard privacy, to promote wise and efficient use of potable water resources, to protect h2o quality and aesthetics of streams and wetlands and the artful avails of the neighborhood, and to reduce the impact of development on the surround. The intent is to serve every bit the full general guidelines or the minimum standards in describing the extent of buffering and beautification desired. It is expected that good landscaping design principles will exist applied at all times, including:
• Spacing for proper growth and root development;
• Wise and efficient employ of water resources;
• Proper access for the burn down department and visual patrol for the law section;
• Safety of pedestrian and vehicular traffic.
a. A buffer of perimeter landscaping shall be provided to create visual relief, visual separation and site-obscuring screening betwixt uses from the cottage development that is an infill project. Within the setback areas described above, unmarried-story cottages adjacent to residential backdrop shall be buffered by:
i. A 6-foot sight-obscuring, decorative fence (no chain link fences) shall be provided. Bordering, adjacent and connecting fences shall be considered and constructed of like materials unless otherwise approved by the planning managing director.
ii. A minimum of a vii-pes-high landscaped screen composed of three mural layers:
(A) Evergreen trees planting in a double row layout designed to create a hedge/screen maturing at xx feet inside five years created past one tree per ten lineal feet of buffer with a maximum spacing of 15 anxiety betwixt trees with fifty percent of the copse being six to viii feet in height and l percent of the trees beingness eight to 10 anxiety in elevation.
(B) Shrubs eighteen inches in meridian and circumference or multi-stemmed copse six feet in acme, that are a mixture of species with the full quantity averaging five feet on center for the lineal portion of the buffer.
(C) Ground cover of an evergreen diversity of four-inch pots shall be planted to achieve ninety percent coverage within three years of the fourth dimension of planting (80 percentage coverage at the time of the two-year landscape performance bond sign-off).
3. Any landscape berming shall be coordinated with adjacent property owners to provide retaining walls equally needed, to handle stormwater runoff so that it does not impact the adjacent belongings, and to provide consistency or benefit to the adjoining property possessor increasing privacy from the new infill development.
four. Native plant species are encouraged to be used if this better blends the new and existing development transition. Graduated buffers with high vegetation forth the holding line and lower-growing vegetation next to the units may be considered if full screening is provided within two growing seasons.
b. Cottages greater than one story shall provide a ten-foot densely planted vegetative screen (ten- to twelve-foot trees must be planted in the row adjacent to the fence) to buffer existing development and must follow the requirements in subsections (D)(9)(a)(2), (iii) and (iv) of this section.
c. Natural vegetation may be allowed in place of fencing and screening if the project is next to natural ravines or other features that provide an equivalent screening.
d. Drought-tolerant plants and native species are encouraged to exist used to promote water conservation and then plantings will flourish over the long term of the development.
e. Vegetation shall exist maintained and replacement is required to maintain the perimeter buffer. Nonnative or noxious weeds shall exist removed. Any tree cut must exist approved past the homeowners' association and coordinated and approved past the planning manager.
ten. Landscaping Required for Parking Lots. The purpose of parking lot landscaping is to soften the visual appearance, screen views of parking lots, add together shade, limit the amount of impervious surface and reinforce safe pedestrian access to buildings and connecting sidewalks.
a. Interior landscaping for parking lots is required if there are more than than six stalls and must consist of the following:
i. I tree for every six parking stalls. Trees to consist of shade canopy deciduous trees a minimum of 2-inch caliper.
2. Three shrubs of eighteen-inch height shall exist provided for every one hundred fifty square feet of parking islands and parking lot landscape areas.
iii. Evergreen basis cover using four-inch pots with twelve-inch spacing or one-gallon containers with eighteen-inch spacing.
iv. The total area of all interior landscaping shall exist equal to or greater than x pct of the parking lot expanse (including parking, maneuvering, loading and burn access areas).
11. Landscaping Requirements for Public Rights-of-Manner and Parking Lots Side by side to Streets. The streetscape and adjacent parking lots shall be landscaped using the following:
a. Deciduous canopy copse of 2 and one-half inch caliper will be planted xx feet on center to course a street tree configuration along the adjacent street and to provide separation between the parking lot and the street.
b. Parking lots adjacent to streets shall have evergreen shrubs of twenty-4-inch meridian planted in the form of a hedge to achieve a solid visual screen to the height of thirty-6 inches within 3 years of planting. Plants shall be a minimum of twenty-4 inches in height at the time of planting and planted no more than than ii feet on center.
c. Evergreen ground covers volition be planted to achieve 90 per centum coverage inside three years from the time of planting.
12. Lot Coverage. Buildings or structures may comprehend upwards to l pct of the lot. Up to 60 per centum of the lot may be covered by impervious area.
thirteen. Cottage Structure—Fastened Front Covered Porches.
a. Porches shall exist a minimum of lxxx square feet and a minimum of eight feet deep on the front of the building and six feet deep on a side where the porch wraps around the building. The foursquare footage of the porch may be reduced to sixty foursquare feet (six by ten feet deep) on units less than eight hundred total gross square anxiety.
b. Porches shall be oriented towards common open space or street and designed to provide a sense of privacy between units.
c. Secondary entrances facing the street and sidewalk are required to have a minimum five-by-v-foot porch.
14. Edifice Height.
a. Building height shall be as shown in Table two: Setbacks for Cottage Housing. To provide variability in design a minimum of two cottage heights are required inside a project cluster and only one out of every three cottages may be built upward to the twenty-five-pes acme limit. The cottages with the twenty-five-foot height shall also be set back equally provided in Table 2 to provide a staggered view from adjacent properties—taller buildings further abroad from existing single-family unit residential buildings.
b. Pitched roofs are required (6:12 and/or four:12 with dormers). No apartment roofs are allowed. The planning director may approve other roof pitches and pitches for nooks or architectural features such as bay windows.
15. Edifice Design Standards—Including Garages/Parking Structures. The purpose of pattern standards is to: encourage variety and visual interest in new residential development in a manner that is compatible with the neighborhood graphic symbol; ensure the scale of the cottages is proportional to their lot and parcel size; provide landscaping betwixt new and existing development to buffer and provide a transition, to raise the building and site appearance, and to maintain the quality of the neighborhood.
a. Design Standards Approving. The planning director shall determine compliance with the site design, architectural, site and mural standards before the hearing examiner holds a public hearing and after a required neighborhood meeting is held to review and comment on the project. Cottage designs such as in Attachment A at the end of this section are encouraged.
b. Cottage Character and Site Layout Compatibility. The cottages and site blueprint shall provide multifariousness and visual interest every bit well as working with the land to provide compatibility with the character of the state and the surrounding neighborhood. Site design shall take into consideration where existing meaning trees are, where existing neighboring homes are located, and shall leave critical areas undisturbed. Cottage developments may non be built on slopes of thirty pct or greater nor are they eligible for transfer of density credits. Wetlands, streams, and their buffers shall be placed into a designated NGPA and the density for the residuum of the site shall be based on Table 1 in subsection (D)(2) of this section.
c. Infill Site Requirements. Window orientation shall avoid creating privacy issues particularly for existing adjacent homes and within the cottage development. A site assay and inclusion of adjacent neighbor abode location, edifice height and windows and views must exist provided as part of the site analysis and exist used in advisedly siting new structures in the cottage development. Modulation of the building height should exist used to decrease the touch of new development on adjoining existing homes. Stepped-roof building designs are an example of this strategy.
d. Pedestrian Connexion. Provide pedestrian connections internally and externally both for rubber and convenience and to promote neighborhood pedestrian activity and transit use.
east. Incorporating New Development Techniques and Engineering science. Utilize new development techniques to reduce impervious surface, by using low-impact development techniques and new technologies as well as recycled materials wherever possible.
f. Building Character Proportionality and Massing. Size and meridian reductions of cottage housing, design techniques and perimeter buffer landscaping shall be used to promote compatibility with the surrounding neighborhood and proportionality and massing of new cottage development adjacent to existing single-family neighborhoods.
one thousand. Variety in Buildings and Visual Interest with Consistency in Architectural Fashion. The building designs and layout shall prevent the repetitive use of the same combination of edifice features, building layout and site blueprint elements within any cottage development, clusters and adjacent dwellings.
i. Varied and Interesting Rooflines. Varied and interesting rooflines must be provided which include use of varied pitched roof styles, gables, or dormers. Roof breaks or step-downs are encouraged and can exist used to reduce required setbacks adjacent to parcel boundaries.
two. Separation of Identical Buildings and Elevations. Units of identical elevation types must be separated by at to the lowest degree two dissimilar elevations. This volition issue in at least 3 different building elevation plans per cluster. No two side by side structures shall be built with the same building size or orientation (opposite elevations do not count as a different building elevation), facade materials or colors.
three. Different Roof, Window Design and Entries. Provide differing roof forms, gables or dormers. Roof overhangs a minimum of 6 inches are required. Unlike window design, entry treatments and base treatments shall be utilized to assistance achieve variety.
iv. Corner Lot Cottages. Cottages on corner lots shall be architecturally designed to provide modulation and detail on both frontages. Examples of modulation include apply of bay windows, wrapped porches, and dormers.
v. Open and Airtight Cottages along Individual Side Yards. Individual side yards are an important chemical element in cottage evolution. The side yard is typically designated to a particular cottage (like zero lot line homes) and this cottage should exist open up to the side m using doors, windows or a wrapped porch. The adjacent cottage should have a closed side and window placement is an essential office of the design to attain this human relationship.
h. Variety in Building Design. Provide variety and visual interest by using a combination of edifice elements, features and treatments in cottages equally well as garages. Structures must include building articulation, change in materials or textures, windows, or other architectural features as shown on Zipper A, Cottage Blueprint Guidelines, at the stop of this section. A minimum of at to the lowest degree one side articulation or roof break shall occur for side elevations facing public streets or common open spaces or walkways to the common open spaces. No bare walls are allowed. The following building elements, features, and treatments that provide variety and visual interest shall exist used in combination to create variety in building design, but are not limited to:
i. Variation in building blazon and size.
two. Variation in layout and orientation.
iii. Variation in building materials, mixture and texture.
(A) Vertical Changes. Changes in materials in a vertical wall shall occur at an internal corner or a logical transition such equally adjustment with a window border or chimney.
(B) Horizontal Changes. Transition in materials on a wall surface, such as shingle or lap siding, shall be required to have a material separation, such as a trim ring board.
(C) Acceptable Exterior Wall Textile. Wood, cement fiberboard, stucco, standard sized brick and stone may be used. Simulated stone, wood, stone or brick may be used to detail homes.
(D) Trim. Trim may be wood, cement fiberboard, stucco, or stone materials. Trim is required around all doors and windows. The trim must be three and half inches minimum and be used on all elevations.
4. Building modulation.
v. Building intervals and joint.
vi. Varying roof shapes, pitches and gables.
vii. Varied roof heights and roof breaks or roof extensions.
viii. Dormers.
ix. Window trim and mullions.
x. Bay windows or bump outs.
xi. Entry enhancement.
xii. Porches and patios. (Porches with railings preferred.)
xiii. Utilise of varied siding, trim and base of operations colors.
xiv. At a minimum utilise lesser and top cloth treatment and if recommended apply tripartite architecture.
xv. Chimney or tower.
sixteen. Trellis.
xvii. Belly bands, brackets/braces.
xviii. Other building elements and the combined use of the to a higher place shall be approved by the planning managing director.
16. Trash and Recycling Container Enclosure and Landscape Screening. All dumpster containers, private pass up containers, and trash compactors shall be enclosed per the post-obit standards:
a. All loading, trash, recycling and storage areas shall be located and then they are not visible from streets and will be curtained.
b. An architectural screen shall surroundings all sides except the admission entry. Building walls of next structures may be used to partially satisfy this requirement. Screen walls shall be a solid visual screen constructed out of metal, concrete, and/or masonry units; or other materials similar to the cottages and garage structures. Required gates and trellises, and other architectural screening elements, shall exist designed then that they complement the surrounding buildings unless there is some overriding fire access issue.
c. A physical slab shall exist installed as the base material within the enclosure.
17. Community Buildings. Commonly owned edifice(s) are allowed only not required and they must be incidental in employ and size to the rest of the evolution.
xviii. Homeowners' Association. A homeowners' association and covenants are required for the maintenance of the common areas and buildings.
xix. Accompaniment Home Units. Accessory domicile units and/or extended-family unit dwelling units are non immune in cottage housing developments.
twenty. Parking Stalls and Garages. Parking shall exist provided as follows:
a. Two stalls per unit of measurement.
b. I-half stall per unit of measurement for invitee parking.
21. Parking Lots and Stand-Alone Parking Structures.
a. At to the lowest degree i parking stall per unit must be inside an enclosed parking structure or garage. Carports are not considered an enclosed structure. Garage doors shall feature windows, recesses, or moldings to help blend the doors with the character of the house. Garages facing the sidewalk and public street shall have features that add interest to whatsoever blank walls.
b. Stalls and garages must be screened from public streets or abutting residential properties.
c. Parking lots and structures shall be located in the following preferential order:
i. To the rear of the units accessed off an aisle;
ii. To the side of the units accessed by a private driveway; or
3. The garage, landscaping, and/or fencing shall screen parking next to a side street.
d. Parking lots and garages must meet the forepart yard setback requirements of the underlying zone where they are next to a public road or 10 anxiety from a private road, or the setback requirements equally listed in subsection (D)(8) of this section, Building Heights and Setbacks.
e. The parking areas must exist clustered and separated from the mutual area by landscaping or an architectural screen.
f. The parking area should not exist the major view from the public right-of-way or street. Landscaping and/or cottage unit of measurement or the common surface area should provide the view into the cottage evolution, unless at that place are fire code restrictions that make this unachievable.
1000. All garages shall be located in an expanse to minimize the presence of the automobile.
h. All garages shall follow an architectural mode like to the cottages.
i. Garage rear and side elevations facing the public street or adjacent existing development shall accept architectural details to minimize the impact of the facade.
j. Garage massing should be cleaved upwardly wherever possible by using topographic differences, using roof breaks or step-downs, or creating smaller combined garage increments. A half-dozen-unmarried-vehicle-stall garage is the maximum number allowed in any garage building. 4 garage units or less is the preferred design. The planning managing director may corroborate other methods to come across the intent of this section.
22. Internal Development Access.
a. Internal admission to the development shall exist treated like a private driveway organisation or woofner. The development must meet the requirements of the fire department for admission and rubber. At a minimum the admission way shall consist of a thirty-foot-wide driveway accessing onto a public street. A v-human foot-wide pedestrian sidewalk must connect the public sidewalk organization to the mutual open space and a 5-human foot landscape strip shall be provided between the driveway and the sidewalk. Other configurations can be approved by the public works director. The sight altitude must comply with the requirements of Section 17.20.060.
b. The abutting public or individual street must meet the city's development standards for street improvements including correct-of-fashion, curbs, gutters, and sidewalks, unless approved past the public works director.
c. If access to a cottage development is via a panhandle, no landscape buffer will be required in the panhandle portion of the lot.
23. Drainage. Development shall meet the nearly current drainage standards in event at the time the permit application is accounted complete and must be approved past the public works director. Stormwater direction shall minimize erosion during structure so that no turbid water leaves the site and volition manage stormwater so that it is detained and any water released from the site meets water quality standards as mentioned in a higher place. Drainage is a fundamental event related to infill development within the city and the development shall not bear upon adjacent properties and shall handle any h2o that previously was dispersed to the site from uphill next backdrop.
Zipper "A"
Cottage Housing Pattern Guidelines
General House Design
Standard: Structures must include building articulation, change in materials or textures, windows, or other architectural features.
Instance:
Eight hundred fifty square pes—Single-Story Cottage
Design Elements: Pitched Roof, Front end Porch, Interesting Window Design, Stone Fireplace
Diverseness in Edifice Design, Character and Height Standard: Structures shall be varied in summit, size, proportionality, orientation and rooflines. The character is encouraged to reflect the smaller craftsman-style homes congenital in the 1910s to 1930s. Ane-story cottages eighteen feet in height and partial i and one-one-half stories up to twenty-two to twenty-five feet in superlative are immune.
Examples: 20-ii and xx-5 foot heights
Standard: Structures shall vary in design, size, orientation, layout, roof pitches and building materials.
Rooflines
Standard: Interesting rooflines must exist provided which include employ of varied pitched roof styles, gables, or dormers.
Example:
Nine hundred 90 square foot—One- and One-half-Story Cottage with Partial 2d Story
Design Elements: Pitched Roof, Dormer to the Side, Hip Roof over Nook, and Gable over Porch
House and Roof Designs
Standard: Differing roof forms, gables or dormers, window blueprint, entry treatments and base treatments shall be utilized to achieve variety.
Example:
Six hundred forty square foot—I-Story Cottage
Design Elements: Varied Rooflines, Building Articulation, Accent Windows, Decorative Design on Porch
Site Planning
Standard: Cottages surrounding a mutual open up infinite with parking to the side of the project.
Example:
• Central open space
• Parking to the side of the development
• Landscaping along front lot line
• Pedestrian connectedness to sidewalk
• Buffer along property lines
• Individual driveway meeting fire standards
Garage Doors
Standard: Garage doors shall feature windows, recesses, or moldings to help blend the doors with the character of the house.
Example: Blueprint Elements—Various door styles with decorative features.
Traditional Overhead Door Styles
Porches
Standard: Porches shall be a minimum of eighty square feet and a minimum of eight anxiety deep on the front end of the building and six feet deep on a side where the porch wraps around the building.
Case:
Perimeter Landscape Buffer
Standard: Perimeter landscaping shall be provided to create visual relief, visual separation, and site-obscuring screening between the cottage development and the adjacent property.
Screening shall include:
• Six-human foot sight-obscuring decorative fence
• 3 landscape layers:
Evergreen trees, shrubs, and ground comprehend
• Screen ranges between ten and xx-five anxiety based on height of cottage
Trash Receptacles
Standard: All dumpster containers, private decline containers, and trash compactors shall be enclosed.
• Trash enclosures shall not be visible from the street.
• An architectural screen shall environment all sides except the access entry.
• Walls shall exist constructed out of metal, concrete, and/or masonry units.
• Gates are required.
• A concrete slab shall be installed as the base material within the enclosure.
Street Frontage Landscaping
Standard: Soften the visual appearance of the parking lot side by side to the street.
Street frontage landscaping shall include:
• Deciduous canopy copse of two and one-half inch caliper shall be planted twenty anxiety on center.
• Parking lots side by side to streets shall have evergreen shrubs twenty-four inches in top planted in the class of a hedge to reach a solid visual screen to the height of 30-six inches within iii years.
• Shrubs shall be a minimum of twenty-four inches in height at the time of planting and planted no more than two feet on center.
• Evergreen ground covers will exist planted to attain ninety percent coverage within three years from the time of planting.
Parking Lot Landscaping
Standard: Soften the visual appearance, screen the parking lot from the street, and add shade to the parking lot.
Parking lot landscaping shall include:
• I tree for every six stalls.
• Three shrubs eighteen inches in height for every one hundred fifty foursquare anxiety of parking islands.
• Evergreen basis cover using four-inch pots with twelve-inch spacing or one-gallon pots eighteen inches on eye.
• A minimum of ten percent of the parking lot shall be landscaped.
(Ord. 1390 § viii (Exh. C), 2016; Ord. 1333 § four, 2013; Ord. 1155 § 1, 2006: Ord. 1153 § one, 2006: Ord. 1101 § 5 (part), 2004)
17.51.060 Submittal requirement postponement.
In social club to provide planning flexibility, PRD submittal requirements may be postponed at the time of rezone consideration by the planning commission; provided, that an alternative submittal process is contractually established. This postponement provision shall only be utilized for large scale PRD projects. (Ord. 908 § 9 (role), 1997)
17.51.070 Official site plan.
A. The site plan as canonical past the planning committee shall go the official site plan of the PRD and any changes thereto shall crave review under the provisions of Section 17.51.080.
B. The official site plan and its associated conditions shall be considered extensions of the regulations of this title, and their existence shall exist noted on the official zoning maps.
C. All development within an approved PRD shall conform to the official site program and associated weather. In order to assure compliance, a bond or other guarantee of performance may exist required by the city. Satisfactory operation of required mutual open space, landscaping and other improvements may exist required prior to occupancy of units in the PRD projection.
D. Prior to the issuance of a building permit for any structure in a PRD zone, a last plat, subdivision, or dedication shall accept been approved past advisable urban center dominance and recorded with the canton assessors part; provided, that this requirement shall not apply where sale or lease of any portion of the PRD land area is not contemplated. (Ord. 908 § 9 (part), 1997)
17.51.080 Revision of the official site plan.
Revisions of an official site program shall be permitted every bit set forth below:
A. Small-scale Revisions. Minor revisions or changes in the official map may be permitted past administrative activity by the planning director and shall be properly recorded inside the rezone file and as a part of the records for the approved building permits.
B. Major Revisions. Major revisions of an official site plan shall be candy in the same manner as an original awarding.
C. Determining Major, Pocket-sized Revisions. A "major" revision ways whatsoever proposed modify in the basic employ in a PRD, or any proposed change in the plans and specifications for structures or location of features therein, whereby the character of the approved development will exist substantially modified or changed in any cloth respect or to whatsoever textile degree. A "minor" revision ways any proposed modify in an official map which does not involve a substantial alteration of the character of the PRD. The determination of whether a proposed change is a "major" or "minor" revision shall exist made by the planning director in accord with the foregoing principles.
D. Whatever changes shall exist noted on the official PRD site plan filed with the planning department. (Ord. 908 § 9 (function), 1997)
17.51.090 Private roads and vehicular circulation.
Private roads which use a modified design standard as provided by this section, may be permitted upon blessing by the director of public works and appealable to the city quango.
A. General Criteria. The right-of-way width, paved sections and other features of the on-site route organisation shall reflect the scale of the proposed development and the intended function of the route relative to lot access, parking, emergency vehicle circulation and access to side by side properties.
B. Design of Modified Roads. Minimum road width pavement standards allowed nether the blueprint modifications permitted by this section shall be a xx-foot width, with a fourteen-foot vertical clearance from the road surface; provided, further, however, that such blueprint modified roads shall be constructed to city route base of operations standards, as depicted past typical roadway cross sections of the department of public piece of work's pattern standards and specifications manual.
C. Fire Lane Striping. Roads so modified as provided in this department shall have a fire lane striped or posted. For roads in excess of twenty anxiety, the requirement of fire lane identification shall be waived.
D. Parking. Consideration shall be made to ensure adequate parking in a PRD. Occupant parking shall exist provided at the rate of four spaces/single-family unit unit. Guest parking shall be provided at the rate of one-half space/unmarried-family unit. All parking requirements may be met including garage areas, driveways, grouped off-street parking areas and on-street parking; provided, further, however, that when roads are modified equally provided for in this section, on-street parking is prohibited if the road pavement width is less than twenty-viii feet. If the road pavement width is betwixt twenty-eight anxiety and thirty-vi feet, only one side of the route shall be a designated parking lane.
Eastward. Other Considerations. If private roads are approved, deeds to lands abutting such private roads and driveways shall contain a note that the route will not be maintained by the city. Acceptable provisions shall also be fabricated for appropriate drainage and utility easements when roads are modified as provided past this department. Acceptable provisions shall also be made for pedestrian circulation, which may include fastened every bit well as detached pedestrian pathways. (Ord. 908 § nine (part), 1997)
17.51.100 Other uses permitted.
I acre of state for every three hundred home units may be used for neighborhood business purposes. Such other uses equally are permitted in the underlying zone are permitted herein upon the aforementioned criteria, terms and conditions. (Ord. 908 § 9 (role), 1997)
17.51.110 Maintenance of open space and utilities.
Before approval is granted, the bidder shall submit covenants, deeds and homeowners' association bylaws and other documents guaranteeing maintenance and common fee ownership of public open up space, community facilities, individual roads and drives, and all other usually owned and operated property. These documents shall be reviewed and accompanied past a certificate from an attorney that they comply with the requirements of this chapter prior to approval. Such documents and conveyances shall be accomplished and be recorded, as applicable, with the county auditor as a status precedent to the filing of any concluding plat of the property or division thereof, except that the conveyance of state to a homeowners' association may exist recorded simultaneously with the filing of the last plat. (Ord. 1101 § v (part), 2004: Ord. 908 § nine (part), 1997)
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