HomeMy WebLinkAboutSection 17 Exhibit P - 20.139 Residential Design Standards 4-23-2025(11025061.2)Chapter 20.139
RESIDENTIAL DESIGN STANDARDS
Sections:
20.139.005 Purpose.
20.139.010 Applicability.
20.139.015 Residential garage configuration standards.
20.139.020 Garage placement and design.
20.139.022 Driveway standards for detached houses and middle housing.
20.139.025 Building design.
20.139.030 Architectural details.
20.139.035 Architectural variety.
20.139.040 Building materials.
20.139.045 Roof design.
20.139.050 Accessory building standards.
20.139.065 Residential walls and fences standards.
20.139.005 Purpose.
The purpose of this chapter is to protect the public health, safety and welfare of Port
Orchard by guiding development to ensure that:
(1) Residential structures are designed and constructed in an attractive manner;
(2) Property values are protected;
(3) On- and off-street parking areas are used efficiently;
(4) Public spaces are visible from private living areas; and
(5) Neighborhoods are healthy, walkable places.
(6) Design standards are clear and objective.
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20.139.010 Applicability.
(1) The standards in this chapter shall apply to detached houses, middle housing, and
accessory buildings to residential uses as defined in Chapter 20.32 POMC and 20.12
POMC, in any zone in which they are built as indicated herein. For existing structures that
are being modified or enlarged, the standards shall only apply to the portions of the
structure being modified and to any additions, unless the project valuation exceeds 50
percent of the taxable value for the structure.
(2) When the project valuation exceeds 50 percent of the taxable value for the structure,
the entire structure shall be brought into compliance with this chapter; except that for any
portion of the existing building to which an owner is not proposing structural changes, the
city shall not require that portion of the existing building to be modified in the following
ways (except when required pursuant to the city's building codes):
(a) Moving an existing exterior wall;
(b) Adding additional windows to an existing exterior wall;
(c) Enlarging an existing covered entry;
(d) Relocating an existing garage or driveway;
(e) Replacing existing siding material; and
(f) Modifying an existing roofline.
20.139.015 Garage configuration standards.
(1) The maximum combined width of street -facing garage door(s) shall not exceed 60
percent of the lot width.
20.139.020 Garage placement and design.
(1) The following provisions apply to detached houses and middle housing:
(a) Where lots front a public street, and where vehicular access is from the street,
attached garages or carports shall be set back at least five feet behind the ground floor
front wall of the occupied portion of the building or front edge of an unenclosed porch.
Exceptions:
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(i) Garages may project up to six feet closer to the street than the ground floor
front wall of the occupied portion of a building or front edge of an unenclosed porch,
provided it is set back at least 20 feet from the property line and incorporates at
least two of the design/detail features below. Garages placed flush with the ground
floor front wall or behind the front wall of the building shall incorporate at least one
of the design/detail features below:
(A) A decorative trellis or arbor over the entire garage face, above and
surrounding the garage door.
(B) A balcony that extends out over the garage and includes columns.
(C) Two separate doors for two -car garages instead of one large door.
(D) Decorative windows on the garage door.
(E) Decorative details on the garage door. Standard squares on a
garage door will not qualify as a decorative detail. Traditional visible
hinges and handles (functional or decorative), and other construction
methods creating depth and texture on a garage door surface are
acceptable forms of decorative details. Examples of decorative
details are shown in Figure 2.
(F) A garage door color (other than white) that matches or
complements the color of the building.
(G) Other design techniques that effectively deemphasize the garage,
as determined by the director.
(ii) Garages may be placed closer to the street than the front wall of the building or
front edge of an unenclosed porch, provided the garage door faces an interior lot
line and features (a) window(s) facing the street, so that it appears to be habitable.
(iii) Where lots abut an alley, the garage or off-street parking area shall take access
from the alley, unless precluded by steep topography. This requirement shall not
apply to unopened alleys.
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Figure 1. Garage placement/frontage standards and design.
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Figure 2. Garage design/detail examples.
20.139.022 Driveway standards for detached houses and middle housing.
(1) Individual driveway approaches shall not exceed 20 feet in width.
(2) Shared driveways among two or more dwellings shall not exceed32 feet in width per
frontage measured at the street property line(s).
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(3) All other driveway standards must comply with POMC 20.124.090 and the adopted
Public Works Engineering Standards and Specifications (Ord. 056-19 § 28).
20.139.025 Building design.
This section shall apply to detached houses and middle housing as defined in Chapter
20.32 POMC and 20.12 POMC.
(1) Covered Entry.
(a) All detached houses shall have a porch meeting the standards of POMC
20.122.060.
(b) All middle housing buildings shall provide a covered entry consistent with the
requirements of the specific building type as described in POMC 20.32.
(3) Windows and Transparency. All buildings subject to these standards shall include
windows that collectively constitute the greater of a minimum of the required transparency
percentage required of its building type as described in POMC 20.32 as follows:
(a) Transparent windows and/or doors facing the street are required. To meet this
requirement, transparency shall be provided on each required building facade at the
percentage identified for the specific building type in POMC 20.32.
(i) The calculation for determining compliance with the transparency
(window) area requirement shall be as follows:
Total Window Area = (Sum of the individual areas of all windows on a building
facade)
Total Building Facade Area = (The total surface area of the building facade)
Window Area Percentage = (Total building facade window area/total building
facade area) * 100.
(ii) A building facade is measured from the base of the house to the start of
the roof line and any other vertical walls facing the street, except for gabled portions
of the facade not containing livable floor area (see Figure 3 for clarification). Garages
located on the street facing wall of the house shall count as part of the facade.
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Gabled portions of facade not containing livable
floor area do not count as part of the facade_
Only hatched areas count as part of the facade for the purpose
of calculating minimum transparency. Garages located on the
street facing wall of the house shall count as part of the facade.
Figure 3. Facade transparency.
(b) All buildings with street -facing facades shall include window trim and details that
conform to the following standards:
(i) 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.
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(E) Exterior window sills. Exterior sills shall be designed and installed
to provide depth and visual interest to the windows.
(F) Other design techniques that effectively emphasize windows as an
architectural feature as determined by the director.
(iv) An exception to the requirements of 20.139.025(3)(b)(i-iii) may be granted
where the minimum transparency of the specific building type as described
in POMC 20.32 is exceeded by a rate of at least 5%.
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Figure 4. Acceptable (left and middle) and unacceptable (right) window design.
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Figure 5. Examples of distinctive window or facade treatments.
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20.139.030 Architectural details.
This section shall apply to detached houses and middle housing.
(1) Architectural Details. Provide for architectural details that add visual interest to the
neighborhood and are well proportioned to achieve good human scale. Specifically,
incorporate at least three of the following detail elements into the facade of the building:
(a) Decorative porch design, including decorative columns or railings.
(b) Bay windows or balconies.
(c)Decorative molding/framing details around all ground floor windows and doors.
(d) Decorative door design including transom and/or side lights or other distinctive
features.
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facade Decorative roofline elements including brackets, multiple dormers, and
chimneys.
(f) Decorative building materials, including decorative masonry, shingle, brick, tile,
stone, or other materials with decorative or textural qualities.
(g) Landscaped trellises or other decorative elements that incorporate landscaping
near the building entry.
(h) Distinctive paint schemes (such as a paint scheme consisting of three or more
colors).
(i) Other decorative facade elements or details that meet the intent and standards
as determined by the director.
Figure 6. Examples of how buildings can meet architectural detail criteria. Image A includes
decorative windows, building material treatment, and roofline elements. Image B includes
decorative brick use, window treatments, entry design, and ventilation circles. Image C
includes decorative building materials, door/entry feature, windows, and roofline elements.
20.139.035 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.
(2) Applicability: This section shall apply to detached houses and middle housing building
types:
(3) Architectural Variety Standards: Buildings subject to architectural variety requirements
shall comply with the following standards:
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(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:
(i) Duplicative building designs adjacent 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.
1. Ten (10) to 19 buildings, a minimum of four different facade
elevations shall be used.
2. Twenty (20) to 39 buildings, a minimum of five different
facade elevations shall be used.
3. Forty (40) to 69 buildings, a minimum of six different facade
elevations shall be used.
4. Seventy (70) or more buildings, a minimum of seven
different facade elevations shall be used.
(B) Street Block.
(1. Less than six (6) buildings, a minimum of three (3) different
facade elevations shall be used.
(2. Seven(7)to 10 buildings, a minimum of four (4) different
facade elevations shall be used.
3. Eleven (11) to 14 buildings, a minimum of five (5) different
facade elevations shall be used.
4. Fifteen (15) or more buildings, a minimum of six (6)different
facade elevations shall be used.
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Figure 7. Examples of homes featuring different facade elevations. Notice the different
roof lines, entry features, window designs/locations, exterior materials, and colors.
(iii) Definition of Different Facade Elevation. In order to qualify as a different
facade elevation, buildings shall meet the following criteria:
(A) Have different roofline configurations, different color palettes, and
different porch/entry design that meet the requirements of the
specific building type and the requirements of POMC 20.122.
(B) Utilize a minimum of two of the following alternatives:
1. Different window openings (location and design).
2. One- and two-story buildings.
3. Different exterior materials and finishes.
4. Different garage location, configuration, and design.
5. Other different design element that helps to distinguish one facade elevation from
another as determined by the director.
20.139.040 Building materials.
This section shall apply to detached houses and middle housing.
(1) The following building material standards shall be met:
(a) Mirrored glass and exposed concrete block (except for foundation/crawl space
walls where not visible from the street) are prohibited. Board form concrete is
acceptable.
(b) T-1 11 siding and other plywood types of siding (board and batten with a brick,
stone, or horizontal lap siding lower portion of the building is an exception) shall not
be used for facades adjacent to or directly viewable from a street or public place.
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20.139.045 Roof design.
This section shall apply to detached houses and middle housing.
(1) A variety of articulated roof forms shall be provided for each individual building that
emphasize building form to create visual interest to the neighborhood and to avoid a
monotonous series of roof lines. Roofs should exhibit variety between different plans by
using front -to -rear and side -to -side gabled and hipped roofs, and/or by the introduction of
single -story elements. Roof materials, colors and treatments should correspond to the
individual character or style of the home and should be compatible with the overall look of
the neighborhood.
(2) All buildings with pitched roofs shall have a minimum slope of three feet vertical rise for
every 12 feet of horizontal run on the primary roof of the building. A continuous pitched
street -facing roof plane shall extend no more than 40 linear feet unless it contains roof
elements. Roof elements may include at least one of the following:
(a) Dormers.
(b) Cupolas.
(c) Gable or hip projection.
(d) Hipped roofs or similar construction are encouraged alongside yards in
neighborhoods with closely -adjacent homes to maximize solar access to
neighboring homes and/or private open space, as shown below.
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Figure 8. Encourage roof lines along the side yard that maximize solar access to adjacent
homes and/or private open space.
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20.139.050 Accessory building standards.
Accessory buildings (including detached garages) with more than 200 square feet of floor
area shall be designed to be compatible with the primary structure in scale, size, materials,
detailing, and roofline, as determined by the director. Accessory buildings of any size that
have more than one story (such as a loft, mezzanine or attic space), and accessory
buildings that will be located within a required fire separation according to the IRC, may
require a building permit.
20.139.065 Residential walls and fences standards.
(1) General Standards. The following standards shall apply to all residential development:
(a) Fences and walls shall either be finished (i.e., without exposed supports or
stringers) on both sides, or else shall be installed so that the finished side faces any street.
Figure 10: Fence with finished side facing a street (left); fence finished on both sides
(center); fence with finished side not facing a street (right).
(b) Fences and walls shall follow the contour of the ground as far as practicable.
Fences on sloped ground may be installed on an incline, or may be installed in stepped
sections, with or without an accompanying retaining wall; however, inclined fences and
stepped fences and/or walls shall have the fence and/or fence section height measured in
the same manner as level fences and shall comply with the maximum height restrictions as
provided in this section. Adjustments for grade shall occur at the bottom of the fence to
every extent possible. See Figure 11.
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Figure 11: Fences on slopes.
(c) Solid fencing or wall sections more than 200 feet long located along a street shall
include architectural features, such as masonry, brick or wood -framed columns to break
up the street facing side of the fence. The minimum separation between those features
shall be no less than 15 feet.
Examples of acceptable (upper rows) architectural features and unacceptable (bottom
row) architectural features are shown in Figure 12.
Figure 12. Fences that are broken up with architectural features (top two rows) and those
that are not broken up (bottom row).
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(d) Approved columns or posts may exceed the height of the fence by one foot and
must meet all permit and setback requirements.
(e) Fences shall be maintained in good repair. It shall be a violation of the zoning
code to allow a fence to fall into disrepair.
(2) Fence Height. The following standards shall apply to all residential development:
(a) If a minimum linear distance of 10 feet separates a fence and retaining wall, a
fence may be erected to a height of six feet above the highest finished grade within
the 10 -foot distance.
(b) All fences in the primary front yard of single-family, duplex and attached
residential uses shall not exceed four feet in height and a minimum 35 percent open
area (see Figures 13, 14).
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Figure 14: Fences with at least 35 percent open area - open type fence.
(c) All fences in the rear yard, side yard, nonprimary front yard of single-family,
duplex, attached residential, and multifamily uses may be solid and shall not exceed six
feet in height.
(d) A combination fence and retaining wall may be erected to a height of six feet
above the highest finished grade or eight feet above the lowest finished grade, at the
location of the fence, except that at no time shall the fence portion exceed six feet above
the highest finished grade at any point (see Figure 15).
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Figure 15: Fence and retaining wall on grade.
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(e) A retaining wall may not elevate a fence to any height more than allowed by this
section.
(f) An entry feature or trellis may have a maximum height of 10 feet and maximum
width of 10 feet.
(3) Fence and Wall Placement. The following standards shall apply to all residential
development:
(a) No portion of a fence shall extend beyond the property line of the fenced property
into the public right-of-way unless allowed by a right-of-way use permit.
(b) All fences and walls including fence support systems such as posts, pillars and
columns shall be set back at least to the property line and a minimum of two feet from the
back edge of the sidewalk to allow for safe passage by persons on a sidewalk or traveled
walkway or where no sidewalk exists then two feet behind the edge of asphalt.
(c) Vehicular gates must be set back at a minimum 20 feet from the travel surface of
the street or back of curb in order to meet vehicle stacking requirements.
(d) Gates adjacent to sidewalks, alleys and public rights -of -way shall open inward to
the private property.
(e) A fence along common property lines may be placed at the furthest point forward
of the adjacent property if the adjacent property allows for fence placement that differs
from the neighbors.
(f) Solid fences and walls may be erected to a height of eight feet to separate a
property from an arterial street or a frontage road adjacent to a highway. The director shall
consider the aesthetic, visual, and noise reduction characteristics of the fence or wall. A
building permit may be required for fences exceeding six feet in height and for walls.
(g) Where a corner lot is permitted to have a solid fence along a nonprimary front
property line that coincides with an adjacent property's primary front yard, no fence will be
permitted that creates a site distance hazard for vehicles exiting that property or for
pedestrians walking along a sidewalk or traveled walkway.
(4) Residential Fence and Wall Materials.
(a) Approved materials for fence construction include, but are not limited to,
commercial quality wood, brick, masonry, metal, stone, wrought iron, manufactured vinyl
or PVC fence material or any other material approved by the director, unless otherwise
prohibited by this chapter.
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(b) Barbed wire or razor wire is not allowed on any property used for residential
purposes or any property that has residential zoning.
(c) Electrical fencing is allowed only on properties where legal agricultural uses exist
and shall be used solely for the enclosure of livestock. This provision does not prohibit
invisible fences.
(d) Combination fences of lattice and other decorative materials may be used in
conjunction; however, at no time shall the combination exceed the overall fence height
limitation.
(e) Prohibited fence materials shall include, but are not limited to, aluminum siding,
vehicle parts, smooth face concrete masonry units/blocks, cloth or plastic tarps, scrap
wood or any other material not customarily sold for fencing.
(f) Plastic or temporary construction fence may not be used as a permanent fence
material.
(g) Approved materials for wall construction include, but are not limited to: stone,
commercial quality brick, decorative masonry units, or decorative concrete or any other
material approved by the director unless otherwise prohibited by this chapter.
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