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12 December 5, 2023 Planning Commission PacketCITY OF PORT ORCHARD Planning Commission 216 Prospect Street, Port Orchard, WA 98366 iing@portorchardwa.gov PLANNING COMMISSION MEETING AGENDA Tuesday, December 5, 2023 — 6:00 pm *** Attendees and Planning Commissioners may attend in person at City Hall or via Zoom*** Join Zoom Meeting, Public Link: httys:Hus02web.zoom.us/i/86180242823 Dial -in (phone audio) only: + 1253 215 8782 Webinar ID: 8618024 2823 Planning Commissioners please use individual webinar links. 1. Call to Order: 6:00 p.m. Pledge of allegiance. 2. Welcome and Introduction. Planning Commission and City Staff Introductions. 3. Audience Comments: Topics not listed for public hearing on tonight's agenda. Please limit comments to 3 minutes. 4. Approval of Minutes from October 3, 2023. (Attachment)(ACTION) 5. Business Items: a) PRESENTATION: 2023 Code Amendment Docket (Attachment) The docketing procedure for suggested code amendments in accordance with Port Orchard Municipal Code (POMC) 20.06 involves a structured approach to organize and prioritize proposed amendments submitted to the Department of Community Development prior to September 30. The docket, established by the City Council, is presented to the Planning Commission to introduce code amendments included in the Department's workplan for the following year. Staff Contact: Jim Fisk, AICP, Senior Planner b) PRESENTATION: McCormick Village Overlay District Fourplex Building Type (Attachment) The City is considering an amendment to Port Orchard Municipal; Code 20.38.225, and 20.38.230 to create a fourplex building type and its associated standards. Staff Contact: Jim Fisk, AICP, Senior Planner c) DISCUSSION: Director's Report Update to the Planning Commission on recent related to past and upcoming Planning Commission activity. Staff Contact: Nick Bond, Community Development Director 6. Adjourn Next Planning Commission Meeting — January 2, 2023 CITY OF PORT ORCHARD Planning Commission Minutes 216 Prospect Street, Port Orchard, WA 98366 Phone: (36o) 874-5533 • Fax: (36o) 876-498o Planning Commission Meeting Minutes October 3, 2023 Hybrid Zoom Teleconference COMMISSIONERS: Present: Bek Ashby, Annette Stewart, Paul Fontenot, Tyler McKlosky and Joe Morrison. Absent: Stephanie Bailey and David Bernstein. CITY STAFF: Community Development Director Nick Bond, Senior Planner Jim Fisk, Planning Permit Clerk Jackie Krukoff, and Utility Manager Jacki Brown. 1. CALL TO ORDER: Chair Ashby called the meeting to order at 6:02 p.m. and led the Pledge of Allegiance. 2. WELCOME AND INTRODUCTION: Chair Ashby introduced the present Planning Commissioners, Commissioner Fontenot, Commissioner Morrison, Commissioner Stewart, and Commissioner McKlosky, and present City staff, Community Development Director Nick Bond, Senior Planner Jim Fisk, and Planning Permit Clerk Jackie Krukofff, 3. PUBLIC COMMENTS: Public comment was open to any subject not related to the public hearing. There were no comments from the public regarding issues not on the agenda. 4. APPROVAL OF MINUTES FROM SEPTEMBER 5, 2023: Commissioner Stewart made a motion to approve the minutes as corrected from the September 5t' meeting. Commissioner Fontenot seconded the motion. The motion passed unanimously with Commissioner McKlosky abstaining. 5. BUSINESS ITEMS: PRESENTATION: 2024 Comprehensive Plan Periodic Update Existing Conditions Report Senior Planner Fisk introduced Alex Campbell of AHBL inc. who gave a summary of the Existing Conditions Report and ongoing public outreach efforts for the 2024 Comprehensive Plan Periodic Update. Mr. Campbell highlighted the public outreach component of the Plan, primarily regarding online engagement. Mr. Campbell identified that the Comprehensive Plan Open House in January, did not yield the desired amount of public participation. As a result, AHBL reexamined the program to increase public involvement. Mr. Campbell described the Social Pinpoint platform, digital media campaigns, and a booth at the downtown farmer's market and their role in boosting public participation, as well as a brief overview of the more common public concerns and responses. Chair Ashby commented that the Planning Department's booth at the downtown farmer's market produced a positive response from the public more so than previous methods. Commissioner Fontenot commented reflecting Chair Ashby's comment. Commissioner Morrison asked Mr. Campbell if the responses received at the farmer's market were reflected in the online survey questions. Mr. Campbell responded that those members of the public at the farmer's market were encouraged to fill out the online survey and the online survey should thus reflect those comments. Commissioner Morrison also inquired as to the specifics of the online survey and how Port Orchard's public comments reflected those of other jurisdictions. Mr. Campbell responded that Port Orchard's survey produced similar results. Commissioner Morrison also identified a clerical error he saw in the Comprehensive Plan Report that required correction. Commissioner Fontenot commented on the public responses to the transit -oriented section of the survey and the need to interpret the results in a holistic sense in developing a transit development strategy for the Comprehensive Plan Update. Chair Ashby asked if the survey responses included information regarding the residence of the public commenter. Mr. Campbell responded that such a question was not included for concern of precluding potential public feedback. PRESENTATION: Stormwater Comprehensive Plan Senior Planner Fisk introduced Utility Manager Jacki Brown to give an update on the Stormwater Comprehensive Plan for review by the Planning Commission. Ms. Brown gave a brief overview of the City's long-term goals for stormwater management and offered to entertain any questions or comments. Commissioner Fontenot asked whether the City's plan included regulatory aspects regarding privately owned land or only presented general goals. Ms. Brown responded that the Plan was intended as a preventative measure to some of the issues that might occur on private lands and gave an example to that effect. Director Bond added information regarding maintenance of stormwater management infrastructure on private lands. Chair Ashby commented on the financial increases to pay for the stormwater management infrastructure and gave her opinion that the monthly rates per -resident were high. Ms. Brown responded by identifying the different levels of funding presented in the plan. Director Bond commented on the need to incorporate the Stormwater Comprehensive Plan into the 2024 Comprehensive Plan and asked Ms. Brown if that was what the department was hoping to accomplish that night. Ms. Brown responded that she did not think that was necessary to meet the requirements of the permit. Commissioner Fontenot asked Director Bond if the Planning Commission would be able to review the plan again. Director bond responded that it will likely be seen in the City's Comprehensive Plan. Page 2 of 4 PUBLIC HEARING: 2023 Comprehensive Plan Amendments Senior Planner Fisk gave a brief overview of amendments that were made to the 2023 Comprehensive Plan since the August 2023 meeting, given comments from the public outreach program and future property acquisition for City facilities. The Department asked the Planning Commission to provide a recommendation of approval to the City Council. Chair Ashby opened the hearing to comments from the public. No member of the public was present either online or in the council chamber. Chair Ashby closed the public hearing. Chair Ashby asked Director Bond to give a brief overview of the capital facilities addition to the 2023 Comprehensive Plan. Director Bond explained the line item was included to address the City's need for more office and parking space and present the budget increase to the City Council. Commissioner Morrison made a motion to approve the amendments to the 2023 Comprehensive Plan as presented. Commissioner McKlosky seconded the motion. The motion passed unanimously. PUBLIC HEARING: Temporary Signage in Right-of-way Director Bond explained the Department's study of the temporary sign issue in Port Orchard and the options available to deal with the issue. Recommendations included a policy that loosely aligned with Gig Harbor's current policy establishing certain corridors along which temporary signs would be permitted as well as areas along the public right-of-way near intersections and pedestrian pathways where the signs would be restricted. The Department requested that the Planning Commission hold a public hearing and recommend approval of an ordinance to the City Council. Chair Ashby opened the public hearing regarding the Temporary Signage Ordinance. No member of the public was present either online or in the council chamber. Chair Ashby closed the public hearing. Commissioner Stewart requested clarification of contrasts between the Temporary Sign Ordinance of Gig Harbor and that proposed by the Department regarding the requirement of permits. Director Bond identified the issue of permitting for political signs as a permit may also require a fee and may present an issue of free speech. The Director conveyed a concern of differentiating between commercial and political signs and expressed that such differentiation might not be necessary now and that simple regulation of temporary sign placement would suffice. Commissioner Morrison offered his thanks to the planning department for their efforts on this ordinance. Commissioner Fontenot identified the section of the ordinance that required removal of dilapidated signs to be a positive addition. He also inquired if the ordinance included a provision that a sign be removed if its contents are out of date. Director Bond replied that there was not any such provision and that it likely wouldn't be necessary as those who've placed these signs have typically removed Page 3 of 4 them when the contents of the sign have expired. Chair Ashby also requested clarification on the absence of the provision. Chair Ashby complimented the Department on their work, identifying that all the temporary sign concerns offered by the planning commission were addressed in the ordinance. Commissioner McKlosky made a motion to approve POMC 20.32 as presented. Commissioner Stewart seconded the motion. The motion passed unanimously. DISCUSSION: Director's Report Director Bond reported that a development agreement application was received related to a development activity permit which would preserve a significant tree on Mitchell Ave. that was of public concern. Chair Ashby inquired about the status of the vacant Assistant planner position. Director Bond reported that the department was in the final review and hiring process for potential candidates. ADJOURN: Chair Ashby adjourned the meeting at 7:02 pm. Bek Ashby, Chair Nick Bond, Community Development Director Page 4 of 4 CITY OF PORT ORCHARD DEPARTMENT OF COMMUNITY DEVELOPMENT 216 Prospect Street, Port Orchard, WA 98366 Ph.: (36o) 874-5533 • FAX: (36o) 876-4980 PLANNING COMMISSION STAFF REPORT Agenda Item No: 5(a) Meeting Date: December 5, 2023 2023 Proposed Code Nick Bond, AICP Subject: Amendment Prepared by: Development Director Issue: The docketing procedure for suggested code amendments consistent with Port Orchard Municipal Code (POMC) 20.06 involves a structured method for organizing and prioritizing proposed amendments. Individuals, departments, or committees may submit their proposed code amendments for consideration. These proposals can come from City Council members, the Planning Commission, the Director of Community Development, or other relevant stakeholders. The Department of Community Development collects suggested code amendments from all stakeholders submitted to the Department prior to September 30th of each calendar year. The proposed amendments are then reviewed by the Department of Community Development, which assesses their feasibility, alignment with city goals, in compliance with POMC 20.06. This review ensures that the proposed changes meet legal requirements and are consistent with the adopted Comprehensive Plan. Subsequently, a docket is prepared, listing the proposed amendments in order of priority, and providing a brief description of each. This docket was presented to the Land Use Committee and shared with the public for transparency and awareness. At the October 4, 2023, Land Use Committee meeting, the Committee formally reviewed the proposed amendments docket and evaluated the priority, feasibility, and potential impact of each proposed amendment, and recommend adjustments to the docket. The Committee recommended that Items 9 and 10 be removed from the proposed docket. After the Land Use Committee meeting and recommendation, staff identified another necessary amendment to create a fourplex building type in the McCormick Village Overlay District (MVOD). As an oversight to middle housing needs in 2021, the fourplex building type was not included in the adopted MVOD standards. Staff proposed the creation of this building type to allow additional flexibility in housing products in the subarea's neighborhood core. This amendment will proceed independently of the remaining code amendments. After considering public input and Land Use Committee recommendations, the docket is finalized, incorporating any necessary changes, and presented to the City Council for action. The City Council reviewed and approved the final docket of code amendments at the November 14, 2023, City Council meeting. The City Council action signifies the acceptance of the prioritization and scheduling of the proposed code amendments. The approved docket is integrated into the city's work plan, outlining the timeline and scheduling for addressing each proposed amendment in alignment with its priority. This docketing procedure ensures a structured approach to considering and prioritizing suggested code amendments in adherence to POMC 20.06, promoting transparency, community engagement, and effective implementation of the proposed changes. The attached table introduces a list of suggested code amendments received from the public and City of Port Orchard staff prior to September 30, 2023, incorporates the Land Use Committee's recommendations and the MVOD fourplex addition amendment. These amendments are vital for advancing our urban form objectives and aligning with our long-term city development goals. Except for the MVOD-Fourplex building type, the code amendments were integrated into the City of Port Orchard Comprehensive Plan periodic update. The periodic update is a comprehensive effort that has been in progress since the summer of 2022 and is anticipated to conclude by December 31, 2024. The Comprehensive Plan periodic update is expected to yield several more essential code updates. Some of these updates are mandated by the State of Washington because of recent legislative sessions. This integration ensures that the work related to the suggested code amendments aligns with the broader objectives outlined in the Comprehensive Plan, the work associated with the periodic update, and the mandates from the Legislature. The 2023 proposed code amendment docket is provided to the Planning Commission for their information. Staff will seek the Planning Commission's input regarding the proposed amendments through the Comprehensive Plan Periodic Update process and seek the Commission's approval separately for the MVOD Fourplex building type through a separate process. Attachments: 2023 Code Amendment Docket 2 TITLE 20 POMC - SUGGESTED 2023 ANNUAL CODE AMENDMENT REVISIONS Item # Section Title Comment Individual/Organization Date Class 1 20.127.020 Applicability and compliance Create exemption for boathouses from the design standards City of Port Orchard 1/18/2023 Design Create exemption for public buildings (such as pump houses and lift stations if they are 2 20.127.020 Applicability and compliance not visible from the ROW) from design standards. City of Port Orchard 1/18/2023 Design On -site open space contains zoning designation of "Employment-industrial/office zone" language that is a hold -over from a previous version of the code. This language 3 20.127.350(3) Usable Commercial Open Space. should be replaced with current implementation designation of industrial properties. City of Port Orchard 1/26/2023 Code consistency The term "home business" or "home businesses" shall include home (cottage) 4 20.60.020 Definition — Home business. industry, home occupation and home profession as defined in Chapter 20.12 POMC. - City of Port Orchard 2/16/2023 Code consistency Multifamily is permitted in NMU. These sections indicate apartment as an 3/29/2023 Code consistency 20.32.100 & 20.32.015 Apartment - NMU unpermitted building type. POMC 20.32.010(9) indicates apartments are permitted in 5 NMU City of Port Orchard Under RCW 35A.21.430 (2021), Washington cities may not prohibit permanent supportive housing or transitional housing in areas where multifamily housing or hotels are permitted (other parts of state law define "multifamily" as four or more units). This supersedes a similar 2019 law, RCW 35A.21.305. Similarly, emergency shelter and emergency housing may not be prohibited in any zones in which hotels are allowed.emergency shelter and emergency housing must also be allowed in the GMU 6 120.39.040 Supportive housing zone, where hotels are allowed City of Port Orchard 3/29/2023 Land Use This building type is described as allowing 3-4 units, but its name is misleading and 7 20.32.015 & 20.32.080 Fourplex may cause code users to conclude triplex buildings are not allowed. City of Port Orchard 3/29/2023 Land Use 20.98.060 Inspection and acceptance of improvements. Section is unclear regarding the issuance of building permits when subdivider has 3/30/2023 Clarification posted a performance bond. Consider clarifying the issuance of 50% of building 8 permits subject to a performance bond within a development. City of Port Orchard 7n '1 24 'Inn rv:zrrzty nn�r,�r.. wn parkin stan.J-..-.J.- rL,-, " " 25 staII&AIq-e J c��ai�Sc unit of measure to bed and require . �.,hp Willm-... r C /2� n.,,,.,1.,.,..�..,..+ c+-..�,.J-..-.J 449 7ny t Minimum, .,-,.I.ir. +-,.,.J-,..J� r Include .,i+ .,F ,„ .- ��r, r h.,.Jr., ,„�� and ., 'I .-r-,II /h.,.Jr...,.,-, � Johnn��llffi-,r„� C /2 n,,.,,,l.,r,.,,,,.,+ 11 20.124.140 Minimum parking standards Revise to be consistent with detached house as required by RCW 70.128.140 City of Port Orchard 7/24/2023 Development standards Revise timing of proposed code amendments consideration to be consistent with 12 20.06.040 Timing and process for consideration. POMC 20.04.060 City of Port Orchard 9/19/2023 Code consistency Create fourplex building type and associated development standards for the 13 20.38.225 & 20.38.230 Fourplex - MVOD McCormick Village Overlay District. City of Port Orchard 10/23/2023 Development Standard YYi.: (;, '"NoMonow- 'HARD JNITY DEVELOPMENT chard, WA 98366 rax: (360) 676-4960 PLANNING COMMISSION STAFF REPORT Agenda Item No: 4(b) Meeting Date: December 5, 2023 McCormick Village Overlay Prepared by: Nick Bond, AICP, Development Subject: District Amendment Director Issue: At the October 2021 Planning Commission meeting, the McCormick Woods Urban Village Subarea Plan was introduced to create a mixed -use area with residential and commercial uses, where residents have convenient and efficient access to goods and services with less reliance on automobile transportation. To implement the Subarea Plan, the City adopted an overlay district with code provisions which promote the development of a compact urban neighborhood with a variety of housing types in a mix of buildings while accommodating a range of land uses within the McCormick Woods Urban Village. The subsequent McCormick Village Overlay District, POMC 20.38.200-280, was designed to promote a compact, walkable, mixed -use environment with a variety of housing types including forecourt apartments, duplexes, and paseo homes. As an oversight to middle housing needs, the fourplex building type was not included in the adopted MVOD standards. Staff proposes the creation of this building type to allow additional flexibility in housing product in the subarea's neighborhood core. The inclusion of this housing type is consistent with the intent of the McCormick Urban Village Subarea Plan and the recommendations provided in the June 2023 Housing Action Plan. Absent from the original overlay district regulations was a requirement for residential structure design standards for those not subject to POMC 20.127 and required architectural variety. The following amendments make these additions as well an allowance for fourplex structures and the required specifications and design details. The inclusions are as follows: • Building Design, 20.38.285: An overview of design details intended for buildings to clarify the standards residential structures are subject. Architectural Variety, 20.38.290: Requirements to ensure sufficient differentiation of structure design and clarification that residential buildings other than detached houses may account for variety. • Building Types, Fourplex: An addition of the fourplex building type into the regulations and the definitions and building specifications thereof. Through approval of the 2023 Code Amendment Docket at the November 14, 2023 City Council meeting, the City Council directed staff to proceed with drafting a code amendment to the McCormick Village Overlay District development regulations. The draft regulations were provided to the Planning commission meeting in late October. After gathering and addressing the Planning Commission's input, staff intends to schedule a public hearing for the January 2024 Planning Commission meeting. The Department requests the Planning Commission review the amendments and give any relevant comments for the Department to consider for the final draft. No action is required of the Planning Commission currently. Attachments: Draft McCormick Village Overlay District Regulations (POMC 20.38.200-290) 2 Chapter 20.38 OVERLAY DISTRICTS* Sections: 20.38.200 McCormick Village overlay district (MVOD) boundary. 20.38.205 MVOD purpose. 20.38.210 MVOD applicability. 20.38.215 MVOD conflicts. 20.38.220 MVOD land use. 20.38.225 MVOD building types. 20.38.230 MVOD building type standards. 20.38.235 Repealed. 20.38.240 MVOD building elements. 20.38.245 MVOD sign code. 20.38.250 MVOD lot and road layout. 20.38.260 MVOD road standards. 20.38.270 MVOD off-street parking standards. 20.38.280 MVOD tree canopy standards. 20.38.285 Building design 20.38.290 MVOD Architectural Variety * Prior legislation: Ords. 019-17, 008-18 and 010-18. 20.38.200 McCormick Village overlay district (MVOD) boundary. A McCormick Village overlay district (MVOD) is hereby established within the neighborhood core of the McCormick Village subarea as illustrated in Figure 20.38.200. Figure 20.38.200—The MVOD Boundary [1TY'O! P00 ORCHAAD "'t urrnkk Vilbp Or HaV bitkridt rn mg . W b- UrawMA.+w plto f a 04. (Ord. 060-21 § 8). 20.38.205 MVOD purpose. The purpose of the McCormick Village overlay district (MVOD) is to implement the McCormick Urban Village subarea plan and enable compact, walkable urban development within the subarea's neighborhood core. (Ord. 060-21 § 8). 20.38.210 MVOD applicability. The standards of the MVOD shall apply to lands within the MVOD neighborhood core boundary as shown in Figure 20.38.200. (Ord. 060-21 § 8). 20.38.215 MVOD conflicts. Where a conflict exists between this chapter and other chapters, this chapter shall control. (Ord. 060-21 § 8). 20.38.220 MVOD land use. (1) Use. Properties within the MVOD are subject to the land use regulations described in Chapter 20.39 POMC consistent with the property's zoning designation on the adopted city of Port Orchard zoning map. (Ord. 060-21 § 8). 20.38.225 MVOD building types. (1) No new building may be erected within the MVOD except in conformance with this section. (2) Building Types. Building types only as listed below, and as described in POMC 20.38.230, shall be permitted within the MVOD. Additional standards for specific building types within the MVOD as described in POMC 20.38.230 are required.StFUGWFes Buildings shall comply with the development standards described in the particular building type description and dimensional standards regardless of zoning designation unless otherwise noted. Buildings shall comply with the MVOD Design Standards as established in POMC 20.38.285 and shall comply with architectural variation requirements in POMC 20.38.290. (3) MVOD Building Type Zoning Matrix Key. (a) Permitted Building Type (P). Indicates a building type is permitted in the zoning designation. (b) Building Type Not Permitted (--). Indicates a building type is not permitted in the zoning designation. Building Types Zoning Designation Residential 3 Neighborhood Mixed 1 Use Commercial Mixed Use Detached House P P -- Backyard Cottage P P -- Carriage House P P P Paseo House I P I P -- Duplex: Side -by Side P P -- Attached House P P -- Townhouse P P P Fourplex Apartment P P P Forecourt Apartment P P P Live -Work -- P P Single -Story Shopfront -- -- P Mixed -Use Shopfront -- -- P Accessory Building P P P I (Ord. 060-21 § 8). 20.38.230 MVOD building type standards. (1) Detached House. A detached house is a building type that accommodates one principal/primary dwelling unit on an individual lot with yards on all sides. Detached houses shall meet the following standards. (a) Lot and Placement. Lot and Placement Lot Area (sq. ft.) 21500 min./5,000 max. L Width (ft.) 25 min./50 max. B Detached houses per lot 1 max. Coverage Lot coverage Set by district C❑ Building and Structure Setbacks Primary street 5 ft. min./15 ft. max. D Side street 5 ft. min. E Side interior 3 ft. min. F Rear 5 ft. min. G Build -to -Zone (BTZ) Building facade in primary Does not apply street Building facade in side Does not apply street I Height and Form MMMI.e11 Height Principal building 35 ft.; 25 ft. within 20 ft. of A alley Accessory 15 ft. other than carriage B structure house or backyard cottage Ground floor 18 in. min. C elevation Pedestrian Access Entrance facing primary Required street Building Elements At least one of the following is required: Balcony See POW 20.38.240(b) Porch See POMC 20.38.240(e) Building Elements At least one of the following is required: Stoop ISee POMC 20.38.240(f) Parking Location Front/corner yard JProhibited Vehicular access Via alley only (2) Backyard Cottage. A small self-contained accessory dwelling located on the same lot as a detached house or townhouse but physically separated, for use as a complete, independent living facility, with provisions for cooking, sanitation and sleeping. Backyard cottages may accommodate off-street ground floor parking. (a) A backyard cottage is permitted in conjunction with a detached house. See the standards for detached houses and accessory structures (including backyard cottages) in subsection (1) of this section. (b) Lot and Placement. R Lot and Placement Lot Area Set by principal A building type Width Set by principal B building type Accessory dwelling 1 max. units per lot Coverage Lot coverage Set by district Building and Structure Setbacks Primary street Behind the front wall D of the principal building Side street 5 ft. min. E Side interior 0 ft. min. F Rear 5 ft. min., 0 ft. from G alley Building separation 10 ft. HH Build -to -Zone (BTZ) Building facade in primary Does not apply street Building facade in side Does not apply street Height and Form Height Backyard cottage 25 ft. max. A Pedestrian Access Entrance facing primary See POW 20.38.270 street Building Elements Allowed Balcony See POW 20.38.240(b) Porch See POW 20.38.240(e) Stoop See POW 20.38.240(f) Parking Location Front/corner yard JProhibited Additional on -site parking See Chapter 20.68 POMC Vehicular access IVia alley only (3) Carriage House. An accessory structure self-contained accessory dwelling located on the same site as a paseo house, townhouse, fourplex, apartment, or forecourt apartment, but physically separated, for use as a complete, independent living facility, with provisions for cooking, sanitation and sleeping. Carriage house dwelling units are located above enclosed ground -level off-street parking facilities, or common facilities including, but not limited to, laundry, recreation space or other uses commonly associated with residential development for the associated on -site dwellings. (a) A carriage house is permitted in conjunction with a paseo house, townhouse, fourplex, apartment, or forecourt apartment. (b) Lot and Placement. f Lot and Placement Lot Area Set by principal A building type Width Set by principal building type H Accessory dwelling 1 min./2 max. units per lot Coverage Lot coverage Set by district C Building and Structure Setbacks Primary street Behind the rear wall D of the principal building Side street 5 ft. min. E Side interior 0 ft. min. F Rear 5 ft. min., 0 ft. from G alley Building separation 10 ft. I H Build -to -Zone (BTZ) Building facade in primary Does not apply street Building facade in side Does not apply street Height and Form Height Carriage house 35 ft. max. A Pedestrian Access Entrance facing primary See Chapter 20.68 street POMC Building Elements Allowed Balcony ISee POMC 20.38.240(b) Porch See POMC 20.38.240(e) Stoop See POMC 20.38.240(f) Parking Location Front/corner yard Prohibited Additional on -site parking See POMC 20.38.270 Vehicular access Via alley only (4) Paseo House. A series of small, typically detached, single -story single-family residential buildings oriented around a small, shared courtyard perpendicular to the primary street. The units to the rear of the lot, oriented perpendicular to the primary street, may be larger and attached. The rear building may accommodate residential uses, off-street parking and shared facilities space normally associated with detached houses such as laundry facilities or storage space, plus up to two optional dwellings above an associated detached garage structure served by an alley. The units may be on individual lots or clustered on a single site. (a) Lot and Placement. r-�• h y 2 f Lot and Placement Site Area (sq. ft.) 16,000 min. 1110 A Width/depth (ft.) min. IB Dwelling units per site 15 min./10 max. Lot Area 11,200 sq. ft. min. Ic Width 20 ft. min. D Coverage Lot coverage ISet by district Principal building footprint (sq. ft.) 600 min./1,200 max. E Building and Structure Setbacks Primary street 5 ft. min. J1 F Side street 5 ft. min. G Side interior 5 ft. min. H Rear/alley 5 ft. min./0 ft. I❑ Minimum separation of paseo units (ft.) 10 min. Build -to -Zone (BTZ) Building facade in primary Does not apply street Building facade in side Does not apply street Height and Form Height Principal building 30 ft. max. A Building wall plate height Does not apply B Accessory structure 30 ft. C Ground floor elevation 18 in. min. n Courtyard Area 1,000 sq. ft. E Courtyard Width 115 ft. min. IF Additional courtyard area per 500 sq. ft. dwelling unit beyond five units Courtyard cannot be parked or driven upon, except for emergency access and permitted temporary events Pedestrian Access Entrance facing courtyard Required for units G abutting courtyard Building Elements At least one of the following is required: Balcony ISee POMC 20.38.240(b) Porch See POMC 20.38.240(e) Stoop See POMC 20.38.240(f) Parking Location Front/corner yard Prohibited Vehicular access Via alley only (5) Duplex, Side by Side. A building type that accommodates two dwelling units on an individual lot separated vertically side by side that share a common wall. (a) Lot and Placement. Lot and Placement Lot Area (sq. ft.) 5,000 min./6,500 max. A Width (ft.) 40 ft. min. B Dwelling units per site 2 min./2 max. Coverage I [Lot coverage Set by district C Building and Structure Setbacks Primary street 5 ft. min./15 ft. max. D Side street 5 ft. min. E Side interior 5 ft. min. F Rear/alley 5 ft. min./0 ft. G Build -to -Zone (BTZ) Building facade in primary Does not apply street Building facade in side Does not apply street Height and Form Height Principal building 3t. A Accessory structure 25 ft. B Ground floor elevation 18 in. min. C Pedestrian Access Entrance facing primary street Required D Building Elements At least one of the following is required: Balcony See POW 20.38.240(b) Porch See POW 20.38.240(e) Stoop See POW 20.38.240(f) Parking Location Front/corner yard Prohibited Vehicular access Via alley only (6) Attached House. A building type that accommodates two attached dwelling units located on two separate lots that share a common wall along a lot line. An attached house may require a subdivision or short subdivision. (a) Lot and Placement. Lot and Placement Lot Area 2,500 min./3,250 max. A Width 20 min./ 35 ft. max. B Dwelling units per site 1 min./1 max. 1 ADU Coverage I Lot coverage Set by district C Building and Structure Setbacks Primary street 5 ft. min./15 ft. max. D Side street 5 ft. min. E Side interior 5 ft. min. F Rear/alley 5 ft. min./0 ft. G Build -to -Zone (BTZ) Building facade in primary Does not apply street Building facade in side Does not apply street P Height and Form Height Principal building 3t. A Accessory structure 25 ft. B Ground floor elevation 18 in. min. C❑ Pedestrian Access Entrance facing primary stt Required L Building Elements At least one of the following is required: Balcony See POMC 20.38.240(b) Porch ISee POMC 20.38.240(e) Stoop JISee POMC 20.38.240(f) Parking Location Front/corner yard Prohibited Vehicular access Via alley only (7) Townhouse. A building type that accommodates three or more dwelling units where each unit is separated vertically by a common side wall and located on its own lot. Units cannot be vertically mixed. A subdivision or short subdivision may be required to construct townhome units. (a) Lot and Placement. Lot and Placement Site Site area (sq. ft.) Not applicable A Site width (ft.) Not applicable B Dwelling units per site 3 min., not to exceed 6 Lot Area (sq. ft.) N/A C Width (ft.) 16 min./ 40 max. D Dwelling units per lot 1 min./1 max. Coverage I Lot coverage Set by district E I Building and Structure Setbacks Primary street (ft.) 5 min. F Side street (ft.) 5 min. G Side interior (ft.) 0 between townhomes, 3 ft. from adjacent townhouse sites H Rear/alley (ft.) 5 ft./0 ft. min. Build -to -Zone (BTZ) Building facade in primary Set by district J street Building facade in side Set by district K street f Height and Form Height Principal building (stories) A Accessory structure (ft.) 24 B Ground floor elevation (in.) 18 min. C Building Dimensions Unit width (ft.) 20 min. D Number of units permitted in a row 6 max. E Transparency Ground story 20% min. F Upper story 20% min. G Blank wall width 15 ft. max. H Pedestrian Access Entrance facing primary street (each Required ground floor unit) Building Elements At least one of the following is required: Awning/canopy ISee POMC 20.38.240(a) Balcony See POMC 20.38.240(b) (Porch See POMC 20.38.240(e) Stoop See POMC 20.38.240(f) I Parking Location Front/corner yard Prohibited Vehicular access IVia alley only (8) Fourplex. A building type on its own lot that accommodates four dwelling units vertically and horizontally integrated. (a) Lot and Placement. Lot Area (sq. ft.) 5,400 sq. ft. min./7,000 sq. ft. max. A Width ft. 60 ft. min. B Dwelling units per site 4 min./4 max. Coverage Lot coverage Set by district C Building and Structure Setbacks Primary street (ft.) 10 min./15 max. ID Side street (ft.) 5 min./15 max. E Side interior (ft.) 15 min. F Rear/alley (ft.) 5 min. G Build -to -Zone (BTZ) Building facade in primary Set by District H street Building facade in side street Set by District I Height and Form Height Transparency* Ground story 20% ID Upper story 20% E Blank wall width (ft.) 15 ft. max. F *Applies to each street and/or plaza -facing facade. Pedestrian Access Entrance facing primary street Required G Building Elements At least one of the following is required- Awning/canopy See POMC 20.38.240(a) Balcony See POMC 20.38.240(b) Forecourt See POMC 20.35.240(c) Porch See POMC 20.38.240(e) Stoop See POMC 20.38.240(f) Parking Location Front/corner yard Prohibited Vehicular access Via alley only (99) Apartment. A building type on its own lot that accommodates five or more dwelling units vertically and/or horizontally integrated. (a) Lot and Placement. Lot and Placement Lot Area (sq. ft.) N/A A Width (ft.) N/A B Dwelling units per site 5 min./no max. Coverage Lot coverage Set by district c Building and Structure Setbacks Primary street (ft.) 3 min./15 max. D Building and Structure Setbacks Side street (ft.) J15 min. E Side interior (ft.) 5 min. F Rear/alley (ft.) 5/0 min. G Build -to -Zone (BTZ)* Building facade in primary 70% min. H street Building facade in side 30% min. street �L *Does not apply to McCormick Village Drive or Old Clifton. Height and Form Height All buildings and 40 max.; 25 max. A structures (ft.) within 20 ft. of alley Ground floor elevation 0 min. B (ft.) I Building Dimensions ILength 120 ft. max. C Transparency* Ground story 25% D Upper story 25% E Blank wall width (ft.) 15 max. F *Applies to each street and/or plaza -facing facade. Pedestrian Access Entrance facing primary street Required G Entrance spacing along primary street 100 ft. max. H Building Elements At least one of the following is required: Awning/canopy See POW 20.38.240(a) Balcony See POW 20.38.240(b) Forecourt See POW 20.38.240(c) Porch See POW 20.38.240(e) Stoop See POW 20.38.240(f) Parking Location Front/corner yard Prohibited Vehicular access Via alley only (310) Forecourt Apartment. A building type, on its own lot, that accommodates at least five multifamily dwellings in the primary building plus up to two optional dwellings above an associated detached garage structure served by an alley. Forecourt apartments shall feature a forecourt as described in POMC 20.38.240(c) along the primary street. (a) Lot and Placement. Lot and Placement Lot Area (sq. ft.) N/A A Width (ft.) N/A B Dwelling units per lot 5 min./10 max. Coverage Lot coverage Set by district C Building and Structure Setbacks Primary street (ft.) 3 min. D Side street (ft.) 5 min. E Side interior (ft.) 5 min. F Rear/alley (ft.) 5/0 min. G Separation between structures (ft.) 10 min. Build -to -Zone Building facade in primary 700o min. H street Build -to -Zone Building facade in side 30% min. I street } k f Height and Form Height All buildings and 40 max.; 25 max. A structures (ft.) within 20 ft. of alley Ground floor elevation 0 min. B (ft.) Building Dimensions Length (ft.) 100 max. C Transparency* Ground story 25% D Upper story 25% E Blank wall width (ft.) 115 F *Applies to each street and/or plaza -facing facade. Pedestrian Access Entrance facing forecourt Required G Parking Location Front/corner yard Prohibited Vehicular access Via alley only (1011) Live -Work. A building type that allows for residential and nonresidential uses in the same physical space. Units may be vertically or horizontally mixed. (a) Lot and Placement. Lot and Placement Site Site area (sq. ft.) 3,000 min. A Site width (ft.) 40 min. I B Live/work units per lot 3 min./no max. Lot Area (sq. ft.) N/A C Width (ft.) N/A D Coverage Lot coverage Set by district E Building and Structure Setbacks Primary street (ft.) 0 min./10 max. F Side street (ft.) 10 min. G Side interior (ft.) 5 min. H Rear/alley (ft.) 5/0 min. I Build -to -Zone (BTZ) Building facade in primary Set by district J street Building facade in side Set by district K street Height and Form Height All buildings and structures (ft.) 40 max.; 25 max. within 20 ft. of alley A Ground floor height (ft.) 12 min. B Ground floor elevation (ft.) 0 min. C Building Dimensions Unit width (ft.) 15 min. D Maximum building width (ft.) 120 max. 7 Transparency* Ground story 25% F Upper story 25% G Blank wall width (ft.) 15 max. H *Applies to each street and/or plaza -facing facade. Pedestrian Access Entrance facing primary street (each ground floor unit) Required Building Elements At least one of the following is required: Awning/canopy See POMC 20.38.240(a) Balcony ISee POMC 20.38.240(b) Porch ISee POMC 20.38.240(e) Stoop ISee POMC 20.38.240(f) Parking Location Front/corner yard Prohibited Vehicular access Via alley only (3412) Single -Story Shopfront. A single -story building type that typically accommodates retail or commercial uses. (a) Lot and Placement. Lot and Placement Lot Area (sq. ft.) N/A A Width (ft.) N/A B Coverage Lot coverage Set by district C Building and Structure Setbacks Primary street (ft.) 10 min. ID Side street (ft.) 0 min. E Side interior (ft.) 0 min. F Rear (ft.) 0 min. G Build -to -Zone (BTZ) Building facade in primary 70% H street Building facade in side 30% I street Height and Form Height All buildings and 24 max. A structures (ft.) Ground story height 12 min. B (ft.) Building Dimensions Length (ft.) 150 max. C Transparency* Ground story 60% ID Blank wall width (ft.) 15 max. E *Applies to each street and/or plaza -facing facade. Pedestrian Access Entrance facing primary street Required F (each ground floor unit) Entrance facing secondary street Required when present Pedestrian Access Entrance spacing (primary street) 50 max. G Building footprint 20,000+ sq. ft. 75 max. (ft. ) Building Elements At least one of the following is required: Awning/canopy See POMC 20.38.240(a) Forecourt See POMC 20.38.240(c) Gallery See POMC 20.38.240(d) Parking Location Front yard jProhibited (3213) Mixed -Use Shopfront. A building type that typically accommodates ground floor retail, office or commercial uses with upper -story residential or office uses. (a) Lot and Placement. Lot and Placement Lot Area (sq. ft.) N/A A Lot Width (ft.) N/A B Coverage I Lot coverage Set by district C Building and Structure Setbacks Primary street (ft.) J10 min. D Side street (ft.) 0 min. E Side interior (ft.) J10 min. F Rear (ft.) 0 min. Build -to -Zone (BTZ) Building facade in primary 701c) min. I street �r Building facade in side 30% min. street old* Height and Form Height All buildings and structures (ft.) 40 max. A Height Ground story height (ft.) 12 min. B I Building Dimensions (Length (ft.) 120 max. Transparency* Ground story 60% min. D Upper story 25% min. E Blank wall width (ft.) 15 max. F *Applies to each street and/or plaza -facing facade. Pedestrian Access Entrance facing primary street Required G Entrance spacing along primary street (ft.) ff�lfl Building Elements At least one of the following is required: Awning/canopy See POMC 20.38.240(a) Forecourt See POMC 20.38.240(c) Gallery See POMC 20.38.240(d) Parking Location Front/corner yard Prohibited (Ord. 060-21 § 8). 20.38.235 MVOD detached accessory dwelling units. Repealed by Ord. 038-22. (Ord. 060-21 § 8). 20.38.240 MVOD building elements. (1) The following standards are intended to supplement POMC 20.38.230 and ensure that certain building elements, when added to a street -facing facade, are of sufficient size to be both usable and functional and be architecturally compatible with the building they are attached to. The proposed building shall incorporate at least one of the allowed building elements provided in the specific building type development standards in POMC 20.38.230. (a) Awning and Canopy. A wall -mounted, cantilevered structure providing shade and cover from the weather for a sidewalk. �I ¢I �I �I I I I (i) An awning/canopy must be a minimum of nine feet clear height above the sidewalk and must have a minimum depth of six feet. (ii) An awning/canopy may extend into a primary or side street setback. (iii) An awning/canopy may encroach up to six feet into the public right-of-way but must be at least two feet inside the curb line or edge of pavement, whichever is greater. (b) Balcony. A platform projecting from the wall of an upper story of a building with a railing along its outer edge, often with access from a door or window. 41 � (i) A balcony must be at least four feet deep. (ii) A balcony must have a clear height above the sidewalk of at least nine feet. (iii) A balcony may be covered and screened but cannot be fully enclosed. (iv) A balcony may extend into a primary or side street setback. (v) A balcony may encroach up to six feet into the public right-of-way but must be at least two feet inside the curb line or edge of pavement, whichever is greater. (c) Forecourt. An open area at grade, or within 30 inches of grade, that serves as an open space, plaza or outdoor dining area. I']'ll��y �Jl�yF W+4 ��• It �� 11 �� (i) A forecourt must be no more than one-half of the width of the building face, and in no case more than 45 feet in width. (ii) The depth of the forecourt may exceed the general width. A forecourt may be no more than 45 feet in depth. (iii) A maximum of one forecourt is permitted per lot. (iv) A forecourt meeting the above requirements is considered part of the building for the purpose of measuring the build -to zone. (v) A forecourt shall be improved to meet the minimum requirements of pedestrian - oriented space as described in POW 20.127.350(4). (d) Gallery. A covered passage extending along the outside wall of a building supported by arches or columns that is open on three sides. (i) A gallery must have a clear depth from the support columns to the building's facade of at least eight feet and a clear height above the sidewalk of at least nine feet. (ii) A gallery must be contiguous and extend over at least 75 percent of the width of the building facade from which it projects. (iii) A gallery may extend into a primary or side street setback. (iv) A gallery may encroach up to nine feet into the public right-of-way but must be at least two feet inside the curb line or edge of pavement, whichever is greater. (e) Porch. A raised structure attached to a building, forming a covered entrance to a doorway. (i) A front porch must be at least six feet deep (not including the steps) when measured from edge of building to end of porch. A portion of the porch, not to exceed 25 percent of the porch's width, may be less than six feet deep; provided, that the front door is recessed by at least six feet. (ii) A front porch must be contiguous, with a width not less than 50 percent of the building facade from which it projects. (iii) A front porch must be roofed and may be screened, but cannot be fully enclosed. (iv) A front porch may extend up to nine feet, including the steps, into a required front setback; provided, that such extension is at least three feet from the vertical plane of any lot line. (v) A front porch may not encroach into the public right-of-way. (f) Stoop. A small raised platform that serves as an entrance to a building. (i) A stoop must be no more than six feet deep (not including the steps) and six feet wide. (ii) A stoop may be covered but cannot be fully enclosed. (iii) A stoop may extend up to six feet, including the steps, into a required setback; provided, that such extension is at least two feet from the vertical plane of any lot line. (iv) A stoop may not encroach into the public right-of-way. (Ord. 060-21 § 8). 20.38.245 MVOD sign code. (1) Permanent signs within the MVOD shall comply with the requirements of Chapter 20.132 POMC except POMC 20.132.040(7). (2) Up to two subdivision freestanding entryway monument signs may be permitted in the subarea within 200 feet of the intersection of McCormick Village Drive and Old Clifton Road. Subdivision freestanding entryway monument signs shall not exceed 200 square feet per sign nor six feet in height and shall be allowed in addition to other freestanding signs under POMC 20.132.210 and shall be exempt signage for the purposes of calculating aggregate signage allowance limits in POMC 20.132.050(4)(b)(i). (Ord. 060-21 § 8). 20.38.250 MVOD lot and road layout. (1) Resultant lot and road layouts shall meet the minimum standards described in Chapter 20.100 POMC except that the minimum roadway network connectivity index described in POMC 20.100.020 shall be 1.7 or greater. (2) All residential uses shall be provided vehicular access via an alley. Residential driveways shall not be permitted via primary streets. (3) Sight triangle at intersections shall be preserved subject to review and approval by the city engineer or designee prior to the issuance of a building permit. (Ord. 060-21 § 8). 20.38.260 MVOD road standards. (1) Compact, walkable urban environments require a different road standard than what is typical of historic automobile -oriented development and which may differ than the adopted Public Works Engineering Standards and Specifications (PWESS). The city engineer may approve deviations to the PWESS provided the applicant adequately demonstrates that the alternative design satisfies the following criteria: (a) The deviation results in a safe design for all road users; (b) The deviation provides the same or greater level of functionality; (c) The deviation does not create an adverse impact to the environment; and (d) The deviation results in a design which provides at least the same level of maintainability. (Ord. 060-21 § 8). 20.38.270 MVOD off-street parking standards. (1) Off-street parking requirements within the MVOD shall meet the minimum standards described in Chapter 20.124 POMC, except that for residential uses POMC 20.124.140 shall not apply. (a) Vehicle parking minimum quantities for residential uses within the MVOD shall be provided in accordance with Table 20.38.270. Table 20.38.270 Land Use Unit of Measure Minimum Parking Requirement Single-family detached (including manufactured homes, mobile homes) Per dwelling 1 available space within 1,000 ft. of site Backyard cottage IPer dwelling N/A Carriage house Per dwelling 1 available space within 1,000 ft. of site Two-family Per dwelling 1 available space within 1,000 ft. of site Single-family attached houses (2 units) Per dwelling 1 available space within 1,000 ft. of site Multifamily: Studio — 3+ bedroom IPer dwelling 11 on -site space Multifamily accessory dwelling unit Per dwelling 1 available space within 1,000 ft. of site Boarding house Per bedroom 0.5 Congregate living facilities Per bedroom Lodging house Group home (up to 8 residents), except as follows: Per bedroom 0.5 Adult family home Per adult family home 2 All group living (9 or more residents) 1per bed 10.5 All social service Per bed/per 300 sq. ft. office 0.5 per bed and 1 per 300 sq. ft. office (Ord. 060-21 § 8). 20.38.280 MVOD tree canopy standards. (1) Development within the MVOD shall not be subject to the significant tree standards described in Chapter 20.129 POMC. Development within the MVOD shall be subject to the standards described herein. (2) Tree canopy requirements shall apply to new development within the MVOD. The following activities are exempt from the tree canopy requirements of this section: (a) Removal of any hazardous, dead or diseased trees, and as necessary to remedy an immediate threat to person or property as determined by a letter from a qualified arborist; (b) Construction or maintenance of public or private road network elements, and public or private utilities including utility easements not related to development; (c) Construction or maintenance of public parks and trails; and (d) Pruning and maintenance of trees. (3) All significant trees within any perimeter landscaping requirement, critical area protection areas and required buffers shall be retained, except for trees exempted by subsection (2) of this section. (4) Development shall meet a minimum 25 percent tree canopy coverage except as provided in subsections (6) and (9) of this section. On sites that do not meet this requirement through existing tree canopy or where an applicant removes the existing tree canopy, new plantings shall be planted pursuant to subsections (6) through (8) of this section. For sites requiring new plantings to attain the required tree canopy percentage, tree canopy coverage requirements shall be calculated according to projected growth at 20 years maturity consistent with Table 20.38.280. (a) Tree canopy shall include all evergreen and deciduous trees six feet in height or greater, excluding invasive species or noxious weeds, within the gross site area. (b) Existing or planted tree canopy may include street trees and may be located within perimeter landscaping, site landscaping, critical area protection areas and required buffers, and open space tracts or easements. (5) Site tree canopy shall be measured according to Table 20.38.280. Calculation of existing and new tree canopy shall be submitted in writing by a qualified landscape designer, arborist, or a licensed land surveyor. Table 20.38.280 — Measuring Tree Canopy Existing Canopy New Canopy Option 1 Tree Survey Option 2 Aerial Estimation 20-Year Canopy Calculation • Measure average canopy radius • Obtain aerial imagery of site For each proposed species: (r) for each tree to be retained • Measure site boundaries • Calculate radius (r) of canopy at • Calculate existing canopy area 20 years maturity using the formula: Canopy area • Measure canopies of individual (CA) = nr2 trees or stand area using leading • Calculate canopy coverage using edges as the forest boundary the formula: CA = nr2 • Total the sum of tree canopy areas and divide by gross site area • Divide total canopy • Multiply by the proposed to obtain canopy coverage measurement by the gross site quantity to be planted to obtain percentage area to obtain canopy coverage total species canopy area percentage Table 20.38.280 — Measuring Tree Canopy Existing Canopy I New Canopy Option 1 Tree Survey Option 2 Aerial Estimation 20-Year Canopy Calculation • Total the sum of species canopy area for all proposed species and divide by gross site area to obtain 20-year canopy coverage percentage (6) To assist in the preservation and retention of significant trees and existing tree canopy outside of critical area protection areas and required buffers and perimeter landscaping, the applicant may utilize the following credits: (a) Individual significant trees retained on site shall be counted at 125 percent of their actual canopy area. (b) For clusters or stands of five or more trees, each tree shall be counted at 150 percent of its actual canopy area. (c) For clusters or stands of five or more significant trees, each tree shall be counted at 200 percent of its actual canopy area. (d) Retained trees located within no more than 20 feet of a rain garden or a bio-swale on site shall be counted at 150 percent of their actual canopy area. (7) In addition to the requirements of subsections (6) through (8) of this section, trees planted to meet tree canopy requirements shall meet the following criteria: (a) Sites must be planted or replanted with a minimum of 50 percent evergreen species, except: (i) The evergreen portion of the required planting mix may be reduced to 37.5 percent when the deciduous mix contains exclusively indigenous species to the Puget Sound region, not including alder; and (ii) Sites obtaining tree canopy requirements solely through street trees are exempt from the requirement to include evergreen species in the planting mix; (b) Sites requiring planting or replanting of tree canopy must plant no more than 30 percent of trees from the same species and no more than 60 percent of trees from the same taxonomic family. (c) Replacement trees shall be planted in locations appropriate to the species' growth habit and horticultural requirements. (d) When preparing the landscaping plan, applicants are encouraged to meet the tree canopy requirement by conserving existing tree canopy including significant trees and other vegetation located on the site and place new plantings in protected areas (such as street trees, perimeter landscaping, open spaces and critical area protection areas and required buffers) at healthy spacing densities before placing trees within individual lots or yards; and (e) Replacement trees shall be located in such a manner to minimize damage to trees or structures on the project site and on properties adjoining the project site. (8) The following tree protection measures shall be taken during clearing or construction: (a) Tree protective fencing shall be installed along the outer edge of the drip line surrounding the trees retained in order to protect the trees during any land disturbance activities, and fencing shall not be moved to facilitate grading or other construction activity within the protected area; (b) Tree protective fencing shall be a minimum height of three feet, visible and of durable construction; orange polyethylene laminar fencing is acceptable; and (c) Signs must be posted on the fence reading "Tree Protection Area." (9) An applicant may reduce the tree canopy requirements by no more than five percent through a landscape modification when all of the following criteria are met: (a) The applicant demonstrates in writing that they have made a good faith effort to comply with the tree canopy requirements within the physical constraints of the site by: (i) Retaining as much of the tree canopy as possible on site consistent with best management practices for maintaining the health of trees; or (ii) Replanting as much of the tree canopy as possible on site consistent with best management practices for maintaining the health of trees; (b) The applicant proposes to plant additional understory vegetation or ground cover area, excluding lawn cover, invasive species or noxious weeds, to fulfill the remaining canopy requirement not met by retention or replanting of tree canopy; and (c) When critical areas protection area buffers exist on site and those buffers are not highly functioning, the applicant proposes to enhance the buffers by removing invasive species and noxious weeds and/or planting vegetation indigenous to the Pacific Northwest, spaced for maximum survivability. (10) Retained significant trees, trees planted as replacements for significant trees, and trees planted to meet requirements in subsection (3) of this section may not be removed except when determined in writing by a certified arborist to constitute a hazard. (11) Any significant trees identified in a landscape plan to be retained and subsequently damaged or removed during site development shall be replaced at a rate of three trees for each one damaged or removed significant tree. (Ord. 060-21 § 8). 20.38.285Building design. (1) Applicability: This section shall apply to detached houses, paseo houses, duplexes, attached houses, and townhouses as defined in Chapter 20.38 POMC. (2) Front Entry Focal Point Standards. All buildings subject to these standards shall comply with the following standards to establish the front entry as a focal point: a) Entry Protrusion or Porch Inclusion: The front entry must be clearlv defined as a focal point. This can be achieved through either of the following options: 0) The front entry shall project outward from the street -facing facade of the dwelling. The minimum horizontal projection shall be six feet from the street -facing facade. Oi) An alternative to entry protrusion is the inclusion of an entry design that meets the minimum reauirements of POMC 20.38.240. (b) Entry Design Elements: The front entry or porch shall incorporate at least two architectural features, such as decorative columns, archways, overhangs, or other design elements, that emphasize its prominence. These design elements shall be in proportion to the dwelling's size and shall be consistent with the overall architectural stvle. Entry Visibilitv: The front entry or porch shall be visible and easilv accessible from the street and shall not be obstructed by landscaping or other structures. (3) Windows and Transparency. All structures subject to these standards shall include windows that collectively constitute a minimum of 8% of the total street -facing facade area and utilize the required window trim size reauirements as follows: follows: a) The calculation for determining compliance with the 8% window area reauirement shall be as Total Window Area = (Sum of the individual areas of all windows on the street-facine facade Total Facade Area = (The total surface area of the street-facine facade Window Area Percentage = (Total Window Area / Total Facade Area) * 100 (b) The facade is measured from the base of the house to the start of the roofline and any other vertical walls facing the street, except for gabled portions of the facade not containing livable floor area. (c) All buildings with street -facing facades shall include window trim and details that conform to one of the following standards: Trim width: Window trim shall have a minimum width of three and one half inches measured from the edge of the window frame to the outer edge of the trim. (ii) Trim depth: Window trim shall extend outward from the facade to a minimum depth of two inches. iii) Visual Interest: Window trim and details shall be designed to enhance visual interest and architectural character. This may include decorative moldings, sills, lintels, or other architectural elements that create depth and texture. A minimum of two options from the following list to achieve Visual Interest compliance for window treatments on street -facing facades: (a) Shutters on all street facing windows. Shutters shall be installed in a manner consistent with the architectural style of the building. (b) A keystone above a window (on masonry homes). The keystone shall be designed to complement the overall architectural style and shall be appropriately sized and located above the window (c) Windows containing more than two glass panes (or that give the appearance of multiple panes). Multi -pane windows shall be designed and arranged to enhance visual interest and architectural character. (d) Stained or custom glass. Stained or custom glass shall be incorporated into windows in a manner that enhances visual interest and complements the building's design. (e) Exterior window sills. Exterior sills shall be designed and installed to provide depth and visual interest to the windows. (f) Significantly increased facade transparency percentages in a modern architectural application. In modern architectural applications, increased facade transparency percentages, achieved through large windows or glass facades, shall be used to create visual interest. (g) Other design techniques that effectively emphasize windows as an architectural feature as determined by the director. 20.38.290 MOD Architectural Variety (1) Purpose: The purpose of this section is to ensure architectural variety in developments by accommodating various architectural styles, design elements, and facade elevations for certain building types, as described in POMC 20.38.225 (2) Applicability: This section shall apply to detached houses, paseo houses, duplexes, attached houses, townhouses, fourplexes, forecourt apartments, and apartments as defined in Chapter 20.38 POMC. (3) Architectural Variety Standards: Structures subject to architectural variety requirements, shall corn with the following standards: (a) Facade Elevation Variety Standards: The number of different facade elevations required shall be based on the size of the development or street block, and shall comply with the following standards: Duplicative building desiens adiacent to each other are prohibited. Simple reverse configurations of the same building design on adjacent lots are not sufficient to meet architectural variety goals. Exceptions may be granted by the director in special circumstances where similar architectural consistency provides a distinct character for a cluster of buildings surrounding an open space or on a particular street. (ii) Generally, the more buildings in a subdivision or on a street block, the greater the number of different facade elevations will be required. Specifically, the following subdivision and street block variety standards shall apply: (A) Subdivisions. Ten to 19 buildings. a minimum of four different facade elevations shall be used. (ii) Twenty to 39 buildings, a minimum of five different facade elevations shall be used. iii) Forty to 69 buildings, a minimum of six different facade elevations shall ha iicari (iv) Seventy or more buildings, a minimum of seven different facade elevations shall be used. (B) Street Block. 6) Less than six buildings, a minimum of three different facade elevations shall be used. (ii) Seven to 10 buildings, a minimum of four different facade elevations shall be used. iii) Eleven to 14 buildings. a minimum of five different facade elevations shall be used. (iv) Fifteen or more buildings, a minimum of six different facade elevations shall be used. (b) Definition of Different Facade Elevation: In order to qualify as a different facade elevation, buildings shall meet the following criteria: Have different roofline configurations. different color palettes. and different porch/entry design that meets the requirements of POMC 20.38.240. (ii) Utilize a minimum of two of the following alternatives: (A) Different window openings (location and design). (B) One- and two-story buildings. (C) Different exterior materials and finishes. (D) Different garage location, configuration, and design. (E) Other different design element that helps to distinguish one facade elevation from another as determined by the director.