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2025-02-26 Planning Board PacketAgenda Edmonds Planning Board REGULAR MEETING BRACKETT ROOM 121 5TH AVE N, CITY HALL- 3RD FLOOR, EDMONDS, WA 98020 FEBRUARY 26, 2025, 7:00 PM REMOTE MEETING INFORMATION: Meeting Link: https://edmondswa- gov.zoom.us/s/87322872194?pwd=WFdxTWJIQmxITG9LZkc3 KOhuS014QT09 Meeting ID: 873 2287 2194 Passcode:007978 This is a Hybrid meeting: The meeting can be attended in -person or on-line. The physcial meeting location is at Edmonds City Hall 121 5th Avenue N., 3rd floor Brackett R000m Or Telephone :US: +1 253 215 8782 LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES We acknowledge the original inhabitants of this place, the Sdohobsh (Snohomish) people and their successors the Tulalip Tribes, who since time immemorial have hunted, fished, gathered, and taken care of these lands. We respect their sovereignty, their right to self-determination, and we honor their sacred spiritual connection with the land and water. 1. CALL TO ORDER 2. ANNOUNCEMENT OF AGENDA 3. APPROVAL OF MINUTES A. Previous Meeting Minutes 4. AUDIENCE COMMENTS For topics not scheduled for a public hearing. Please limit your comments to 3 minutes S. PUBLIC HEARINGS 6. UNFINISHED BUSINESS A. Neighborhood Center and Hub Code Update - Key Issues B. Middle Housing Code Update: Key Issues 7. NEW BUSINESS 8. ADMINISTRATIVE REPORTS 9. SUBCOMMITTEE REPORT 10. PLANNING BOARD EXTENDED AGENDA A. Extended Agenda Edmonds Planning Board Agenda February 26, 2025 Page 1 11. PLANNING BOARD MEMBER COMMENTS 12. PLANNING BOARD CHAIR COMMENTS 13. ADJOURNMENT Edmonds Planning Board Agenda February 26, 2025 Page 2 3.A Planning Board Agenda Item Meeting Date: 02/26/2025 Previous Meeting Minutes Staff Lead: Mike Clugston Department: Planning & Development Prepared By: Heather Lakefish Background/History N/A Staff Recommendation Approve the draft January 22, 2025 and February 12, 2025 meeting minutes. Narrative N/A Attachments: 1.22.25 draft PB action minutes 2.12.25 draft PB minutes Packet Pg. 3 3.A.a CITY OF EDMONDS PLANNING BOARD Action Minutes January 22, 2025 Chair Hankins called the hybrid meeting of the Edmonds Planning Board to order at 7:00 p.m. at Edmonds City Hall and on Zoom. LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES The Land Acknowledgement was read by Lauren Golembiewski. Board Members Present Lee Hankins, Chair Jon Milkey, Vice Chair Jeremy Mitchell Lauren Golembiewski George Bennett (alternate) Judi Gladstone Nick Maxwell Steven Li Isaac Fortin, Student Rep. Board Members Absent None Staff Present Shane Hope, Interim Director of Planning & Development Brad Shipley, Senior Planner Angie Feser, Parks, Recreation, & Human Services Director Jenn Leach, Program Coordinator Navyusha Pentakota, Associate Planner READING/APPROVAL OF MINUTES There were no minutes provided for approval. ANNOUNCEMENT OF AGENDA There was unanimous consent to approve the agenda as presented. AUDIENCE COMMENTS An unknown speaker spoke in support of Susie Schaefer, a former neighbor of hers. ADMINISTRATIVE REPORTS None. PUBLIC HEARINGS Planning Board Meeting Minutes January22, 2025 Pagel of 3 Packet Pg. 4 3.A.a A. Native Plant Demo Garden Renaming Proposal Ms. Feser and Ms. Leach made a presentation regarding the proposal to rename the Demo Garden at the Willow Creek Hatchery & Watershed Education Center to the Susie Schaefer Wildlife and Native Plant Community Garden. Chair Hankins opened up the public hearing to discuss the proposal. The following individuals spoke in support of the proposal: • Laura Walls, Edmonds resident • Beth Roe (phonetic) 3 • Alan Meares • Brittany Ahmann, Sound Salmon Solutions Development & Stewardship Specialist • Bill Derry, Edmonds resident and President of Pilchuck Audubon • David Richman as • Brian Zinke, Executive Director for Pilchuck Audubon M • Dougie MacDonald also spoke in support of the proposal. a • Lisa Villa, former resident of Edmonds and current resident of Medellin, Columbia A • Courtney Sullivan with the National Wildlife Federation • Thayer Cueter Susie Schaefer thanked the board for the honor of having the garden named after her. BOARD MEMBER GLADSTONE MADE A MOTION RECOMMENDING THAT THE NAME OF THE DEMO GARDEN BE CHANGED TO THE SUSIE SCHAEFER WILDLIFE AND NATIVE PLANT COMMUNITY GARDEN. THE MOTION WAS SECONDED BY LAUREN GOLEMBIEWSKI. THE MOTION WAS PASSED UNANIMOUSLY. UNFINISHED BUSINESS A. Neighborhood Centers and Hubs Code Update Shane Hope and Navyusha Pentakota provided a presentation to the board about the Neighborhood Centers and Hubs interim ordinance. The need for the project and project timelines were discussed. NEW BUSINESS A. Introduction to STEP Housing (File AMD 2024-0006) Shane Hope and Brad Shipley introduced the STEP housing interim code update to the board. The need for the project and project timelines were discussed. SUBCOMMITTEE REPORT Planning Board Meeting Minutes January22, 2025 Page 2 of 3 Packet Pg. 5 3.A.a None. PLANNING BOARD EXTENDED AGENDA Public hearings have been added into the extended agenda for March 12th for STEP housing and April 23rd for centers and hubs and middle housing. Those could be hosted by the planning board and Council or just Council. PLANNING BOARD MEMBER COMMENTS Board Members commented on various issues. PLANNING BOARD CHAIR COMMENTS Chair Hankins provided comments. ADJOURNMENT: The meeting was adjourned at 9:10 p.m. Planning Board Meeting Minutes January22, 2025 Page 3 of 3 Packet Pg. 6 3.A.b CITY OF EDMONDS PLANNING BOARD ACTION MINUTES February 12, 2025 Chair Hankins called the hybrid meeting of the Edmonds Planning Board to order at 7:00 p.m. at Edmonds City Hall and on Zoom. Board Members Present Lee Hankins, Chair Jon Milkey, Vice Chair Lauren Golembiewski Judi Gladstone Nick Maxwell Steven Li Isaac Fortin, Student Rep. Board Members Absent Jeremy Mitchell George Bennett (alternate) 1. CALL TO ORDER Staff Present Mike Clugston, Planning Manager Brad Shipley, Senior Planner Chair Hankins called the hybrid meeting of the Edmonds Planning Board to order at 7:00 p.m. at Edmonds City Hall and on Zoom. 2. LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES The Land Acknowledgement was read by Board Member Fortin. 3. ROLL CALL Chair Hankins called the roll. All board members were present except for Board Member Mitchell and Board Member Bennett. 4. ANNOUNCEMENT OF AGENDA THERE WAS UNANIMOUS CONSENT TO APPROVE THE AGENDA AS PRESENTED. 5. READING/APPROVAL OF MINUTES BOARD MEMBER MAXWELL MADE A MOTION TO APPROVE THE JANUARY 8, 2025 MINUTES. THE MOTION WAS SECONDED AND PASSED UNANIMOUSLY. Planning Board Meeting Minutes Febmary 12, 2025 Pagel of 3 Packet Pg. 7 3.A.b BOARD MEMBER GLADSTONE THEN MADE A MOTION TO, GOING FORWARD, ADOPT ACTION MINUTES FOR THE BOARD MEETING MINUTES, INCLUDING THE JANUARY 22, 2025 MINUTES. MOTION SECONDED BY BOARD MEMBER MAXWELL. MOTION PASSED UNANIMOUSLY. 6. PUBLIC HEARINGS None. 7. AUDIENCE COMMENTS 1. Roger Pence, Edmonds, spoke regarding the adoption of action minutes. N as M 8. ADMINISTRATIVE REPORTS =_ a� c None. as a) 9. UNFINISHED BUSINESS 0 A. Discussion of STEP Housing Interim Ordinance (File AMD2024-0006) L n Mike Clugston provided an update to the board regarding the STEP housing interim ordinance, and issues regarding timing of a draft ordinance to use to provide recommendations to City Council were discussed. B. Design Review Code Update: Key Issues Discussion Brad Shipley made a presentation to the board regarding the design review code update. Staff will be drafting the code update for the board's review and input, the review process, and the development standards. The interim ordinance currently in place will have to be replaced or adopted by a certain time frame. There will probably be a format for how the different building types would be regulated drafted by staff, as well as draft language for middle -housing zoning. Staff will have a draft organization of design review code for the board's review, as well. 10. NEW BUSINESS None. 11. SUBCOMMITTEE REPORT None. 12. PLANNING BOARD EXTENDED AGENDA Agendas for Comprehensive Plan and Code Updates were discussed. The Planning & Development Annual Work Plan can be eliminated. Planning Board Meeting Minutes Febmary 12, 2025 Page 2 of 3 Packet Pg. 8 3.A.b 13. PLANNING BOARD MEMBER COMMENTS Board members commented on various issues. 14. PLANNING BOARD CHAIR COMMENTS Chair Hankins provided planning board notes outlined in his memo. He also expressed the board's appreciation to the Planning Department for their work. 15. ADJOURNMENT: The meeting was adjourned at 8:50 p.m. Planning Board Meeting Minutes Febmary 12, 2025 Page 3 of 3 Packet Pg. 9 6.A Planning Board Agenda Item Meeting Date: 02/26/2025 Neighborhood Center and Hub Code Update - Key Issues Staff Lead: Navyusha Pentakota Department: Planning & Development Prepared By: Navyusha Pentakota Background/History The Edmonds Comprehensive Plan has numerous policies for encouraging walkability, healthy neighborhoods, and more housing choices for a range of income levels. In the 2024 Comprehensive Plan update, the city adopted a growth strategy that designated certain areas that had existing commercial and multifamily properties as key focus areas for growth and infrastructure development. These designated areas, known as Neighborhood Centers and Hubs (NCH), will accommodate new multifamily housing within a neighborhood setting, as well as provide for small- scale commercial and mixed -use spaces. While meeting housing needs is a priority, the broader goal for these areas is to encourage services, amenities, open spaces, and walkable streetscapes that enhance the overall sense of community and reduce the need to drive to obtain services. To enable development in these centers and hubs as desired, the development code needs to be updated to accommodate the additional housing and mix of uses. Per state legislation, updating the city's code for the additional housing was actually due by the end of 2024. With limited resources, the City could not quite accomplish this before the Comprehensive Plan update was complete. So, an interim (temporary) ordinance for the neighborhood centers and hubs was adopted by the City Council on January 14, 2025. An interim ordinance is a temporary way to adopt regulations to meet a time -sensitive goal. This temporary code may be in effect no more than six months unless the City Council adopts an extension. At the end of six months (or sooner, depending on Council action), the interim ordinance expires. Council may adopt a permanent ordinance (with any changes from the interim version) prior to the date the interim ordinance expires. Staff will be working to get Planning Board and community input about possible revisions to the interim ordinance to include in the permanent ordinance. For example, the final version may include some distinctions between different types of centers and hubs and the uses allowed in those areas. Staff Recommendation No recommendation needed. This is an informational session to discuss the work flow and process. Narrative As part of the 2024 Comprehensive Plan update, City has adopted a growth strategy where designated areas called Neighborhood Centers and Hubs (NCH) were identified to accommodate future residential Packet Pg. 10 6.A and commercial growth. There are four neighborhood Centers - Five Corners, Westgate, Firdale, and Medical District Expansion - and five neighborhood Hubs - North Bowl, Maplewood, East Sea View, West Edmonds Way, and South Ballinger - as illustrated in Figure 2.5 of the Comprehensive Plan. These are areas within Edmonds with the opportunity to create vibrant, sustainable places that: Allow multifamily residential, commercial and mixed uses, along with existing single-family housing Establish height limits consistent with Comprehensive Plan maps for each center and hub (i.e., 3, 4, or 5-story maximum) Allow a one -floor bonus height (an additional 10') as an incentive for a development proposal to include community amenities, such as a plaza, pocket park, or open space Require some less parking, and Provide design standards applicable specifically to these areas. To establish these neighborhood centers and hubs and to encourage development moving forward, a new (interim) development code chapter was adopted: Chapter 16.120 ECDC. The interim code NCH code language is included as Attachment 1. The interim code includes several key components, including its purpose, effects, and applicability. It provides definitions, along with the creation of three subdistricts that reflect the 2024 Comprehensive Plan. The ordinance covers various uses, including commercial activities, and sets site development standards. Additionally, it specifies community benefit requirements for potential incentive floors in multifamily or mixed -use buildings. Design standards, signage regulations, and parking requirements, including those for motor vehicles, bicycles, and electric vehicle (EV) charging stations, are also included. However, there are still some sections that need additional clarity or that could benefit from other ideas. Of course, the final version still needs to result in being feasible for intended development to achieve. Staff is working to identify commonalities and differences between the nine centers and hubs and to develop standards tailored to each area's characteristics. Attachment 3 includes maps of the nine NCH areas identified in the Comprehensive Plan along with existing zoning maps of the areas. A key area of focus will be on transitions between the new mixed -use areas and existing single-family neighborhoods. To address the possible impact of future development on the single-family areas, specific development standards will be established on the NCH lots to provide transition in terms of setbacks, building heights, and the like. Attachment 4 compares existing zoning standards within the Neighborhood Center and Hub areas against the adopted interim code for NCH. Note that the existing zoning code uses transitional setbacks on commercial properties when adjacent to residential properties similar to the transition language in the interim code. A study of existing parcels will be conducted, and clear visuals will be provided to illustrate how these standards apply to different areas. Concerns were raised during the comprehensive plan update process about future zoning standards for height, density, and transitions within the Westgate Center and the North Bowl Hub. These issues and others listed below will be carefully considered as the permanent NCH zoning code is developed. 1. Clarity on Community Benefits Applicability: Some concerns were raised that it's not clear enough where or how community benefits apply. Regulatory language can be added to address this as needed. Packet Pg. 11 6.A 2. Lot Types & Visuals: There is a need for better visuals to show how the standards apply to different lot types, helping stakeholders understand how the regulations will be implemented. 3. Setbacks in Transition Zones (MU-4, MU-5): Concerns have been raised about the bonus height allowances and the need for clearer setback requirements to ensure smooth transitions between different zoning types. 4. Area Considerations: Specific concerns about height, density, and transitions in the Westgate Center, North Bowl hub area will be carefully reviewed to ensure that the development is sensitive to its surroundings. 5. Bonus Height Incentives for Affordable Housing: There is an opportunity to align bonus height incentives with the goal of promoting affordable housing. This will be explored to balance growth and affordability. 6. Standards for Single -Family Renovation/Redevelopment: Clarification is needed of standards for single-family redevelopment in mixed -use areas to ensure existing single-family houses can remain and perhaps expand, while not reducing opportunities to increase multifamily and commercial uses. 7. Design Elements: Standards are needed to ensure that design is consistent across all centers and hubs, helping to create a cohesive aesthetic while allowing for flexibility. 8. Height Calculation with Parapets: Questions have been raised about whether the 30-foot height limit includes or excludes parapets. This can be clarified in the permanent code. During the Feb 26t" meeting, staff will provide an overview of the key issues and will discuss the approach with the Planning Board for any further feedback or guidance in the process. Additionally, staff will also be sharing the upcoming community engagement opportunities to gather input from residents and the business owners. Attachments: Attachment 1 - Neighborhood Centers and Hubs Interim Code Attachment 2 - NCH keyissues_PB_25.02.26 slides Attachment 3 - Existing zoning and 2024 FLUM NCH comparison maps Attachment 4 - Summary table comparing current zone and Interim NCH Standards Packet Pg. 12 6.A.a Chapter 16.120 Neighborhood Centers and Hubs Sections: 16.120.000 Purpose 16.120.010 Effect and applicability 16.120.020 Definitions 16.120.030 Subdistricts 16.120.040 Uses 16.120.050 Site development standards 16.120.060 Community benefit for an incentive floor 16.120.070 Multifamily building types 16.120.080 Design standards 16.120.090 Signage 16.120.100 Motor vehicle parking 16.120.110 Bicycle parking facilities 16.120.120 Electric vehicle charging 16.120.000 Purpose. The Neighborhood Centers and Hubs (NCH) Zone is established to promote the development of neighborhood centers and neighborhood hubs as focal points within the city. Neighborhood centers and hubs bring a mix of neighborhood retail, amenities, and services in proximity to residents. They also help ensure capacity for multifamily housing to meet the city's forecasted need to accommodate a broad range of income levels, consistent with the City's Comprehensive Plan. Development in a neighborhood center or hub is intended to be at a scale not much greater than what is possible around it and to encourage walkability and an attractive environment that includes trees and open spaces. Packet Pg. 13 6.A.a 16.120.010 Effect and applicability. A. This chapter applies to the neighborhood centers and hubs as designated in the Comprehensive Plan. B. Neighborhood centers are the areas of Westgate, Five Corners, Medical District Expansion, and Firdale Village, as shown in Figure 2.5 of the City's Comprehensive Plan. C. Neighborhood hubs are the areas of North Bowl, East Seaview, South Lake Ballinger, West Edmonds Way, and Maplewood, as shown in Figure 2.5 of the City's Comprehensive Plan. D. In the centers and hubs, single-family houses and their accessory or secondary uses shall be subject to the requirements of Chapter 16.20 ECDC for single-family residential uses. E. Where this chapter conflicts with any other, this chapter shall prevail for the designated centers and hubs. 16.120.020 Definitions. In implementing this chapter, the following definitions apply. A. "Community services" mean services provided by a nonprofit or religious organization to aid people in obtaining housing, food, or medical treatment. B. "Incentive floor" means the extra or bonus story allowed in a Mixed -Use 4 or Mixed -Use 5 subdistrict if the conditions in ECD 16.120.060 are met. C." Indoor gathering space" mean an indoor space, such as a lobby, shared common space, and meeting room, for permitted primary uses. D. "Multifamily housing" means housing of at least four units attached to each other in some combination or attached to commercial uses or community facilities. E. "Pedestrian zone" means the area between the primary street and the exterior of a building, excluding single-family houses and their accessory or secondary buildings, that is less than twenty feet from a primary street. F. "Pocket park" means a small outdoor area that provides dedicated space for passive or active recreation, open to the public. G. "Portable sign" means an A -frame sign that stands no taller than 36 inches or a stanchion sign that stands no taller than 42 inches. H. "Primary street" means the public street right-of-way that a building faces or when a property borders two or more streets, the street that typically has the most traffic. Packet Pg. 14 6.A.a "Retail" means the direct sale of goods to the public for use or consumption. J. "Right -of -way -related uses" means bus stops, utilities, bicycle paths, pedestrian access, Landscape, and other uses for public benefit, as typically allowed within or adjacent to a public right of way. K. "Voluntary housing" means assisted living, retirement homes, senior housing, adult family homes, and other housing where residents may voluntarily live. 16.20.030 Subdistricts. The NCH zone has the following subdistricts: A. Mixed -Use 3, which provides for an allowed land use or mix of land uses where the maximum standard height of buildings is no more than three stories and no additional incentive floor is allowed; B. Mixed -Use 4, which provides for an allowed land use or mix of land uses where the maximum standard height of buildings is three stories without an incentive floor and where four stories are allowed with an incentive floor; C. "Mixed -Use 5", which provides for an allowed land use or mix of land uses where the maximum standard height of buildings is no more than four stories without an incentive floor and where five stories are allowed with an incentive floor. 16.120.040 Uses. A. Permitted primary uses are one or more of the following: multiple dwellings, single- family dwellings built or permitted prior to January 1, 2025 and on the same building footprint, other forms of voluntary housing, bed -and -breakfasts, commercial uses, community facilities, community services, offices, open space, open air markets, pocket parks, plazas, right -of -way -related uses, and community services. B. Permitted accessory and secondary uses are one or more of the following: accessory dwellings, home occupations, daycare, garages, workshops, mechanical equipment, storage facilities, recreation, art, meeting rooms, commuter parking lots containing less than ten designated spaces in association with a permitted primary use, private parking of vehicles, indoor gathering spaces, and other uses that do not create a nuisance. C. Prohibited uses are as follows: sexually oriented businesses, recreational marijuana, half -way houses, hospitals, and hotels. D. Any development may have a mix of permitted uses. E. Multifamily housing that is developed with more than twenty units shall provide ground floor commercial space that is equal to at least ten percent of the ground floor footprint. Packet Pg. 15 6.A.a F. Grocery and convenience stores must sell fresh produce and dairy or dairy -substitute products. Less than half of the shelf and case space must be for the sale of alcoholic beverages and packaged snack foods. G. Outdoor dining is allowed, provided that, when within ten feet of a property in single- family use, it is screened with a combination of plantings and fencing at six feet or more in height. The provisions of EDC 17.70.040 do not apply to this district. 16.120.050 Site development standards. A. Height. 1. The height of detached single-family houses and their accessory/secondary uses is subject to ECDC 16.20.030 and 16.20.050, respectively. 2. Maximum number of stories for buildings in a center or hub, excluding detached single-family houses and their accessory or secondary uses, shall be consistent with Figure 2.5 of the Comprehensive Plan. Maximum standard height is identified in this subsection, provided that exceptions may apply, pursuant to ECDC 16.120.050.A.3 and ECDC 16.120.060. a. For Mixed -Use 3 subdistricts, buildings may be three stories tall and the standard maximum building height is 30 feet, provided that it may be 33 feet when the first -floor height is 12 feet. However, for any lot abutting or immediately across the street from a single-family zone, the height of any portion of a building that is within 20 feet of the property line shall be no greater than 30 feet under any circumstances, even where criteria for height exceptions, incentives or bonuses in this chapter are otherwise met. b. For Mixed -Use 4 subdistricts, buildings may be either three stories tall, with a standard maximum building height of 30 feet (or 33 feet when the first - floor height is 12 feet) and not including an incentive floor, or four stories tall, with a maximum height of 40 feet (or 42 feet if the first -floor height is 12 feet) that includes one incentive floor. However, for any lot abutting or immediately across the street from a single-family zone, the height of any portion of a building that is within 20 feet of the property line shall be no greater than 30 feet under any circumstances, even where criteria for height exceptions, incentives or bonuses in this chapter are otherwise met. c. For Mixed -Use 5 subdistricts, buildings may be four stories tall, with a standard maximum building height of 40 feet (or 42 feet if the first -floor height is 12 feet) and not including an incentive floor, or five stories tall, with Packet Pg. 16 6.A.a a maximum height of 50 feet (or 52 feet if the first -floor height is 12 feet) that includes one incentive floor. However, for any lot abutting or immediately across the street from a single-family zone, the height of any portion of a building that is within 20 feet of the property line shall be no greater than 30 feet under any circumstances, even where criteria for height exceptions, incentives or bonuses in this chapter are otherwise met. 3. Exceptions for additional building height may apply only to the extent that one of the conditions in this subsection is met. Exceptions are not additive; no more than one of the exceptions shall apply to any building. a. For buildings achieving green building certification pursuant to ECDC 16.45.040 or ECDC 16.45.045 and that have commercial uses (excluding for vehicle parking) comprising at least 50% of the ground floor area, up to five feet higher than the standard maximum height in that location; b. For areas of centers and hubs that are eligible for an incentive or bonus floor, as identified in Figure 2.5 of the Comprehensive Plan, and that meet the criteria for community benefit, pursuant to ECDC 16.120.060, an additional floor up to 10 feet in height is allowed. B. Setbacks. For single-family houses and their accessory or secondary uses, the minimum setbacks are as stated in Chapter 16.20 ECDC. For other buildings: Minimum street setback is15 ft, except that the minimum street setback for a retail facility on a corner lot is a minimum of 10 ft; Minimum side setback is 10 ft; Minimum rear setback is15 ft. C. Lot coverage. Maximum coverage of a lot is 45%, provided that maximum lot coverage for a single-family house is 35%. D. Building location. At least one building on a site containing a primary use must have a street -facing fagade, of which two-thirds or more of the ground floor is located no further than twenty feet from the primary street, provided that for a detached single-family and its accessory or secondary uses, the setback requirements of Chapter 16.20 ECDC prevail. E. Landscaping and lighting. 1. Any site not covered by an allowed use, such as a building or paved area, must be Landscaped. Up to 10% of the landscaping may be comprised of hardscape materials, such as boulders and rockeries. Small wooded areas and areas planned for environmental conservation may remain in a more natural state, as approved in the site plan. Packet Pg. 17 6.A.a 2. Outdoor lighting must be provided at all external building entries and stairways and to illuminate the site's address. 16.120.060 Community benefit for an incentive floor. An incentive or bonus floor at a height up to 10 feet above the standard maximum height for its location will be permitted when a development provides an approved plaza, pocket park, accessible open space, or outdoor recreational site of at least 800 square feet for public use. The space must include seating, landscaping, pedestrian access, and other amenities as part of a master plan that has considered neighborhood input and been approved by the director or director's designee. The space must be maintained consistent with the approved master plan or a revised master plan that has had public input and approval by the director or director's designee. 16.20.070 Multifamily building types. Multifamily building types may include apartments, condominiums, townhomes, and mixed -use buildings that have at least four housing units. 16.120.080 Design Standards. Design standards are intended to encourage a pedestrian - friendly appearance and avoid blank or unarticulated walls facing the street. The design standards of this section do not apply to detached single-family houses and their accessory or secondary uses. Design review will be conducted under ECDC 20.12.030. A. The street -facing fagade of a building must have one or more windows on the ground floor with transparent glazing totaling at least fifty square feet for each thirty linear feet of wall. Each floor above the ground floor must have one or more windows with transparent glazing totaling at least twenty-five square feet for every thirty linear feet of wall. B. At the ground floor, a garage shall not comprise more than 50% of the fagade of a building, including any townhome, that faces a primary street. C. The street -facing fagade of a building shall have at least two of the following: 1. Articulated walls that have 18 or more inches of plane change every 30 feet 2. Covered pedestrian entry, provided that the cover is: (a) at least one foot above the pedestrian entry door: (b) a minimum of seven feet in width and two feet in depth; and (c) attached to the building. 3. Masonry base that extends at least three feet high from ground level 4. Windows that result in 50% more transparent glazing area than the minimum required in 16.120.080.A. 5. Landscaped courtyard that is at least one/third of the building width and at least ten feet deep. Packet Pg. 18 6.A.a 6. One balcony per unit above the ground floor that shares a common wall with the street -facing facade. Such balconies must be a minimum of two feet in depth and four feet in width and accessible from an interior room. D. Buildings shall have either a pitched roof of at least 3:12 pitch visible to the primary street or a roofline visible to the primary street that has a parapet or fascia to define its edge. E. Any off-street parking must be provided at the side or rear of a building that fronts and is within twenty feet of a primary street. F. The pedestrian zone shall include pedestrian and ADA access to the building entry. The remaining area must be filled by any combination of landscaping, planting containers, seating, dining tables, receptacles for trash or recycling, artwork, bicycle or scooter parking, rain gardens, paved pedestrian space (which may include pervious paving), other approved pedestrian amenities, a maximum of one portable sign per twenty linear feet, signage attached to the building, and as required, utility equipment and fire apparatus, 16.120.090 Signage. Only signage attached to a building and not supported from the ground is permitted pursuant to requirements of Chapter 20.60 ECDC, provided that portable signs are allowed within the pedestrian zone, up to one portable sign per twenty linear feet. Wall signs, window signs, and projecting signs are subject respectively to ECDC 20.60.030, 20.60.035, and 20.60.040. 16.120.100 Motor vehicle parking. Motor vehicle parking, other than for electric bicycles or electric scooters, is not allowed within the pedestrian zone. A. For single-family houses, two off-street parking spaces are required. For accessory dwellings, the parking requirements of ECDC 16.20.050 apply. B. For a multiple dwelling, off-street parking is required at a ratio of: 1. At least 1.0 parking space per unit with less than 800 square feet living space; 2. At least 1.25 parking spaces per unit with 800-1200 square feet of living space; 3. At least 1.75 parking spaces per unit with more than 1200 square feet of living space. C. For commercial uses in a building, off-street parking is required at a ratio of: 1. One space for 800 square feet of commercial use when street parking is available in front of the building (measured from the nearest property line orwithin 60 feet of it. Packet Pg. 19 6.A.a 2. One space per 400 square feet if street parking is not available in front of the building (measured from the nearest property line) or within 60 feet of it. 3. Bed and breakfasts must have one off-street parking space per guest unit. 4. A commercial or mixed -use building that has less than 400 square feet of commercial space is not required to have off-street parking if street parking is available in front of the building (measured from the nearest property line) or within 60 feet of it. D. For community facilities, off-street parking spaces are required pursuant to ECDC 17.50.020.C. 16.120.110 Bicycle parking facilities. Short-term and long-term bicycle parking is required with development, pursuant to Chapter 17.20 ECDC. 16.120.120. Electric vehicle charging. Electric vehicle charging infrastructure is required per ECDC 17.115.040. Packet Pg. 20 pF E04f 0 �0 C. N lie. 1590 2025 Code Updates fC L W U O O t L O Z Key Issues Neighborhood Centers & Hubs Code Update Planning Board_ Feb 26, 2025 Packet Pg. 21 6.A.b Context Edmonds adopted Comprehensive Plan with new Neighborhood Centers & Hubs for future growth & neighborhood walkability Interim Ordinance adopted Jan 14,2024 FOUR Neighborhood Centers: Westgate Five Corners Medical District Expansion Firdale • Neighborhoor♦ Neighborhool FIVE Neighborhood Hubs: Downtown, Waterfront 1. North Bowl ActivityCerxer 2 East Seaview i 3. South Lake Ballinger 4 West Edmonds Way Maplewood West Edngnds North Bowl MNplet"oc East Sea,riew Medical District Expansion a Five Corners :� tl�ratrwPy99 itr ray City to update code to implement centers & hubs, consistent with the 2024 Comprehensive Plan = Westgate sr. I C South Lake s Ballinger tB I:C Q r �\ Packet Pg. 22 6.A.b Purpose Effect & applicability Definitions Subdistricts Uses —including commercial Site development standards Community benefit requirements for possible incentive floor c L W U O O t L O Multifamily building types Z Design standards Motor vehicle parking Bicycle parking EV charging Packet Pg. 23 6.A.b Remains the same. Minor modifications to the text as needed Remains the same. Add additional sections as needed • Transition from single-family zones • Street frontage • Landscaping and Green Spaces Assume that most regulations can be the same for any center or hub —but provide other options or requirements if they would be more relevant for any particular center or hub. Packet Pg. 24 6.A.b Packet Pg. 25 6.A.b Transition Zones (SF to MU=4, MU=5) Concern: Bonus height allowances need clearer setback requirements. Longterm ordinance to: • Create clear guidelines for setbacks in areas where bonus heights are allowed. Provide examples of how setbacks work with height incentives in MU-4 and MU-5 zones. • Create buffers between mixed -use and low, medium -density residential zones, using setbacks, landscaping, or lower heights to reduce impact. • Gradually increase density or height as development transitions from residential to mix use zones. • Consider step backs for the upper floors • Consider a setback of over 20 feet from single-family zones for buildings taller than 40 feet. R 0 New building is more than 20' taller than abutting building \\\ Interior setback area —••— Property Line Proposed building 0 Adjacent property Daylight Plane No -build area O Initial Height: 25' 0 Angle:45" *Image above is for illustrative purpose only Packet Pg. 26 6.A.b Community Benefit/ Bonus Height Incentives Concern: Not clear where all the incentives apply; Unclear if this applies along with GBI Long term Ordinance to include: • Ensure incentive floors are allowed only in designated areas, consistent with the Comprehensive Plan, and when all criteria are met. • Explore opportunities to align height incentives with affordable housing goals. • Retain plazas and similar amenities as interim community benefits/incentives but consider allowing other types of community amenities by gathering community input. • Ensure standards for community amenities are realistic and achievable. RETAIL PARKING TOWNHOME * Image above is for illustrative purpose only Packet Pg. 27 6.A.b Bonus Height Incentives for Affordable Housing Concern: Opportunity to align height incentives with affordable housing goals. Longterm Ordinance to include - Introduce specific height bonuses or additional floor area incentives for projects that include accessible housing for under 80% AM I. • Set affordable housing thresholds for eligibility (e.g., percentage of units). • Explore density bonuses for affordable housing in mixed -use areas. Height Limit aonu , Wignl Height Limit 12% Permanently Affordable Packet Pg. 28 6.A.b MI*X of Uses Concern• Commercial and mixed -use impact on surrounding SF residential Longterm ordinance to • Retain the interim uses to the extent possible. • Multifamily building types remain the same as proposed in the interim code. • Encourage commercial and mixed uses but consider adding a limit to the hours a commercial use is open to the public in a neighborhood hub • Consider allowing hotels in some centers (especially Westgate and Medical Expansion District) • Public to provide input on allowing small scale/ light industry. Nearby retail, community center, and open space Accessory dwelling units for multi-genrational households Sidewalks and other — accessible infrastructure Diverse housing options, including apartments and starter homes 40 Single -story housing layouts with shared amenities a Packet Pg. 29 6.A.b T C for Single -Family Renovation/Redevelopment Concerr Clarification needed on standards for SF redevelopment in mixed -use areas. Longterm ordinance to • Single Family renovations to be limited to the existing footprint. • Consider allowing some flexibility to make changes to increase the existing footprint. • Define clear terms and conditions for single-family homes in mixed -use zones. scoff simpson L M O 0 s L 0 s P Z .y N N O LO NI m a m 21 Packet Pg. 30 6.A.b Lot Types and Illustrations Concern: Need better visuals to clarify how standards apply to different lot types. Longterm ordinance to • Review the lot sizes and types for each area in considering and showing the appropriateness of development and design standards • Add illustrations to the design standards subsection showing how commercial and multifamily development will be pedestrian - friendly and also compatible with typical two-story houses in the vicinity. • Develop diagrams or 3D models for different lot types. • Include visual examples of setbacks, building heights, and lot configurations. • Provide visual comparisons of how different standards apply across residential, mixed -use, and commercial zones. Center/ Hub enOth `Nid+' North Bowl 139 137 North Bowl 115 95 Maplewood 302 100 Maplewood 248 150 East Seaview 330 132 East Seaview 172 80 Ballinger 160 'r1 Ballinger 178 —W3 West Edmonds W -- West Edmonds Waj-- Westgate Westgate Five Corners Five Corners Medical Q" Medical District 332 145 143 140 212 87 202 200 210 1 Typical Lots in each Neighborhood Center and Hub Packet Pg. 31 6.A.b 0 Height Calculation with Parapets Concern: Clarification on whether the 30' height limit includes/excludes parapets. Longterm ordinance to: • Specify whether the 30' height limit includes or excludes parapets. • Provide definitions and guidelines for parapet measurement. • Consider providing examples to help clarify how to measure building height. Packet Pg. 32 6.A.b Area specific Westgate Center Concern! Regarding height, density, transitions to nearby residential zones. Longterm ordinance to- • Retain key features of the area, including protecting large trees and green surrounding hillsides, while increasing walkability and gathering spaces, such as plazas and open spaces. • Create potential design standards for the Westgate area(if any), considering existing neighborhood character. • Explore in detail proposed changes and slope impacts. • Explore standards for amenity space, open spaces, landscaping, design treatments as applicable by the current code. Packet Pg. 33 6.A.b Currently allows variety of residential, live -work, Commercial mixed -use Max. 25 feet for a two-story building, 35 feet for a three-story building, or 45 feet for buildings with four stories (only with incentive) Sixteen feet from 100th Avenue W; SR 104. minimum of 15 feet from adjacent P- or R-zoned properties None 15' from lot line adjacent to SF None 15' from lot line adjacent to SF In general, )uildings shall be located at or within 10 feet of the setback line NA Mixed use L 30' max standard 0 40' max with incentive 0 Z 15' When adjacent to single-family zoning district, the maximum height of a building within 20' of that property line is 30' 10' 15' 45 % provided it is 35 % for SF Packet Pg. 34 6.A.b Area specific North Bowl Hula Concern- Traffic and Parking issues raised. Storm water management , existing environmental challenges and threat to natural resources were key concerns Longterm ordinance to: • Explore efficient parking management strategies and parking requirements assessing existing infrastructure's capacity and address any anticipated traffic issues. • Rethink pedestrian friendly and walkability aspects as staff develops the code. • Explore sustainable practices to reduce environmental challenges Packet Pg. 35 6.A.b Other MU-3 and MU-4 allow the same heights by right when incentives do not apply. Height to be decided for the parcels North of Medical District Expansion. 91 Max w/ Standard 12' 1st Max Height w/ Max floor Community Benefit 30 33 x 30 33 ' 40 40 42 ' 50 c� L rt+ _ O O s L O s P 4) Z Max Height N w/ 12' 1st o floor & N m Community a� Benefit 3 x 42 = U 52 ? 21 _ s V r r Q Packet Pg. 36 6.A.b Next steps c� L rt+ _ M O O s L O s Z . RM , . , / y ma 10 11 i 12 1 7-21 08 09 14 N N _ O - — M Online Open House Council Discussion, Planning Board Walk Tour Council update Public Hearing N I m Planning Boar N, Recommenda N in .% Y tU Z Packet Pg. 37 21 _ s V r r Q 6.A.c zoning Deta"� Neighborhood Centers Neighborhood Hubs 1. Westgate 1. North Bowl 2. Five Corners 2. Maple Wood 3. Medical District 3. East Sea View Expansion 4. West Edmonds 4. Firdale Way 5. South Ballinger Understanding zoning for centers and hubs per 2020 and 2024 update Packet Pg. 38 !:1: 20SIX, ie .. ............. .: I lawl• l mi1 [: Larltral 131- stirl-vt Hynanst c m I 71-K �,M FT& 6.A.c FI*rd e 43RD FL \ Zoning 2020 : FVMU Zoning 2024 : MU-5 Packet Pg. 42 •lidMI■•I• '. N •l [aykylol•I• Ab■ a % r r I Ah rILK7 L. L) G CJ ;.`i 0 m[ • 111101118 KIlL yt yt; 6.A.c South Ballinger INNIMIRMIEW Zoning 2020 : BN, BC i 01 Zoning 2024 : MU-3 Packet Pg. 47 6.A.d Proposed Zones • Neighborhood Planned Business Community Westgate Mixed Use Single Family Single Family Multiple Multiple Firdale Village Mixed Use (FVMU) Mixed bse 3 (MU 3) Business (BN) (BP) Business - (WMU) Residential Residential Residential Residential IV Edmonds Way (RS-8) (RS-12) (RM 1.5) (RM 2.4) (BC-EW) Heights 25' max 25' 25' Max. 25 feet for a two- 25' 25' 25' (+5' for 25' (+5' for District 1 — 20-39 30' max standard story building, 4:12 roof) 4:12 roof) District 2- 39', 48'(when additional floor is permitted) 33' if first floor is commercial 35 feet for a three-story (25' max if SFR), Transition building, or required 45 feet for buildings with four stories (only with Min. 20' min 15' 10' 16' feet from 100th 25' 25' 15' 15' 20' on the nothern boundary; 15, Street Avenue W and SR 104 SW Corner Setbacks: Setback District 1 shall extend to street property line with no setback, and set back from the west property line by 15 feet. District 2 shall be set back on a per floor basis, with the second floor set back from the street property line by 30 feet, and the west property line by 35 feet. Third floor setback shall be 55 feet from the street property line and 35 feet from the west property line. All floors shall revert to minimum setback from the west property line of 15 feet when 80 feet from the street property line and greater. Min. Side None (Transition None (Transition None (Transition None (Transition 7-1/2' 10' 10' 10' 15' 10, Setback required) required) required) required) Min. rear None (Transition None (Transition None (Transition None (Transition 15' 25' 15' 15' 15' Setback required) required) required) required) Transition 15' setback 15' setback from 15' setback from 15' setback from NA NA NA NA For any lot abutting or s from R zone lot R zone lot line R zone lot line adjacent P- or R-zoned immediately across the street Line lot line from a single-family zone, the height of any portion of a building that is within 20 feet of the property line shall be no greater than 30 feet under any circumstances, even where criteria for height exceptions, incentives or bonuses in this chapter are otherwise met Lot NA NA NA NA 35% max. 35% max. 45% max. 45% max. 45% (35% if SFR only) Coverage Building In general, buildings shall Two-thirds or more of the ground Location be located at or within 10 floor is located no further feet of the setback line back than 20' from primary street at property line Mixed Use 4 (MU 4) Mixed Use 5 (MU 5) 30' max standard; 33' if first 40' max standard; 42' if first floor is commercial. floor is commercial. 40' max with incentive ;42' if first 50' max with incentive; 52' if floor is commercial and bonus first floor is commercial and floor is permitted (25' max if bonus floor is permitted (25' SFR), Transition required max if SFR), Transition required 15' 15' 10, 10' 15' 15' For any lot abutting or For any lot abutting or immediately across the street immediately across the street from a single-family zone, the from a single-family zone, the height of any portion of a building height of any portion of a that is within 20 feet of the building that is within 20 feet of property line shall be no greater the property line shall be no than 30 feet under any greater than 30 feet under any circumstances, even where circumstances, even where criteria for height exceptions, criteria for height exceptions, incentives or bonuses in this incentives or bonuses in this chapter are otherwise met chapter are otherwise met 45% (35% if SFR only) 45% (35% if SFR only) Two-thirds or more of the ground Two-thirds or more of the floor is located no further ground floor is located no back than 20' from primary further street at property line back than 20' from primary street at property line Packet Pg. 48 6.A.d Parking Based on Based on specific Based on One space for every 400 Min 2 parking specific use use (Chapter specific use square feet of leasable spaces. (Chapter 17.50) 17.50) (Chapter 17.50) commercial space. (Chapter 2. One and one -fifth 17.50) spaces for every dwelling unit not exceeding 900 square feet in livable area. 3. One and three -fourths spaces for every dwelling unit over 900 square feet in livable area. Min 2 parking Based on spaces. number of bedrooms (Chapter (Chapter 17.50) 17.50) Based on a. Commercial Including Office, Retail and Restaurant Uses. number of Minimum: Provide one space for every 400 square feet. Twenty - bedrooms five percent of parking places designated for office space must (Chapter also be shared with multifamily residential uses, and shall be 17.50) easily accessible to multifamily residential units. b. Multifamily Uses. Minimum: Provide 1.5 spaces per unit. Additional parking for residential units shall be provided in a shared parking area for office/commercial and residential. c. For guest parking, provide one space for every 10 units or 0.10 spaces for every unit as a minimum. Commercial when on street parking available 1.0 per 800 sq.ft Commercial when on street parking not available 1.0 per 400 sq.ft B&B / Guest Unit 1.0 per unit if building has less than 400 SF Commercial space none Commercial when on street parking available 1.0 per 800 sq.ft Commercial when on street parking not available 1.0 per 400 sq.ft B&B / Guest Unit 1.0 per unit if building has less than 400 SF Commercial space none Commercial when on street parking available 1.0 per 800 sq.ft Commercial when on street parking not available 1.0 per 400 sq.ft B&B / Guest Unit 1.Oper unit if building has less than 400 SF Commercial space none Packet Pg. 49 s.6 Planning Board Agenda Item Meeting Date: 02/26/2025 Middle Housing Code Update: Key Issues Staff Lead: Brad Shipley Department: Planning Division Prepared By: Brad Shipley Background/History State law mandates that cities adopt middle housing provisions by July 1, 2025, or within six months of their periodic comprehensive plan update. Non-compliance results in pre-emption by the Department of Commerce's Model Housing Ordinance. Requirements include an expansion of housing types and housing affordability levels, streamlined permitting processes, anti -displacement measures, and transit - oriented development strategies. Commerce has developed a number of resources to help cities implement middle housing. Among these are the Middle Housing Toolkit of Objective Development & Design Standards (Attachment 2) and its accompanying User Guide (Attachment 3). These documents will serve as key references throughout the code update process. The update will be implemented in three phases, the initial phase being the adoption of interim emergency ordinances that were necessary to implement STEP Housing and development code to guide neighborhood centers and hubs. Phase II concludes by July 1, 2025, focusing on immediate compliance with state mandates, including middle housing. Phase III, ending December 31, 2025, will refine these measures, ensuring alignment with goals and objectives of the Comprehensive Plan, and addressing any state requirements due by end of 2025. Staff Recommendation No action is required. This meeting will focus on key issues that need to be addressed as staff begins drafting code to implement middle housing. Several topics will be discussed, while others will be considered in a future Planning Board meeting. The issues reviewed in this discussion are fundamental to shaping the direction and approach of staff's work. Staff is seeking general agreement from the Planning Board on the framework and scope for Phase II updates, with consideration of how Phase III updates will be integrated. Narrative Tonight's discussion focuses on key issues that will shape the development of Edmonds' new middle housing code, aligning with state legislation and city planning objectives. Staff is in the early stages of drafting regulations to comply with HB 1110 and SB 5258, and this meeting is an opportunity to clarify direction before finalizing the framework for Phase II updates. Packet Pg. 50 s.6 The goal is to ensure the Planning Board has a clear understanding of the scope, regulatory approach, and decision points needed to move forward effectively. Staff is reviewing updates across multiple sections of the Edmonds City Code (ECC) and Edmonds Community Development Code (ECDC), including: Middle Housing Zoning (New Chapter) Subdivisions (Updates) Definitions (Updates) Impact Fees (Updates) Key Issues for Discussion: Organizing principle to guide Middle Housing regulations Traditional single-family zoning applies relatively uniform standards for a single building type, but middle housing requires regulation of multiple building types. Should regulations for middle housing subdistricts be based on lot size categories and/or urban context, such as walkable neighborhoods with proximity to mixed uses and transit? How do frontage and neighborhood context affect how middle housing should be implemented? Level of Detail for Phase II vs. Phase III Phase II must prioritize compliance, but how much detail should be included now versus deferred for Phase III? Considerations include design standards, frontage requirements, and code structure. Affordability Requirements State law allows four units per lot either: 1) by -right if property is located within % mile of a major transit stop or 2) through an affordability incentive. Tracking affordability incentives long-term creates administrative challenges -should the city opt for an alternative, such as allowing three units right across all lots? This would eliminate the need to track compliance for the next 50+ years. Commerce has verified that this approach would be acceptable, but suggest the City consider adopting other measures to promote the production of affordable housing. Staff is seeking general agreement from the Planning Board on these foundational issues. Feedback tonight will help refine the approach, ensuring a well -structured Phase II update while setting the stage for additional refinements in Phase III. This discussion is critical in shaping Edmonds' approach to middle housing implementation, ensuring that regulations support housing diversity while maintaining neighborhood character. Attachments: Attachment 1 - Slides for Middle Housing Key Issues _PB_25.02.26 Attachment 2: Middle Housing PSR ODS Detailed Toolkit Final Attachment 3: Middle Housing PSR User Guide Packet Pg. 51 '. -, �. 1. 4 F.51. 51. r 1:3 J 16-1 IN ILL ltl!�" M j S-E ME i 11'. I U; _Z7.1 I '54 V 2 IM-3i E 2025 Development Code Update Middle Housing Key Issues Discussion Planning Board Meetir February 26, 202 Brad Shipley, Senior Plann( I Packet Pg. 52 1 6.B.a • State requirements • Scope • Key Issues: E • Organizing principles • Level of detail • Affordability requirement • Discussion CITYOF EDMONDS Development Code Update 2 Packet Pg. 53 Requires: • Cities to allow at least six middle housing (MH) building types. • Required in all residential zones where existing zoning doesn't achieve MH densities. • Include minimum unit standards of, per lot: • by right for lots within 1/4-mile of a define major transit stop. • with affordability incentive for all other Ic • Also affects parking, subdivisions, a design review processes. CITYOF EDMONDS Development Code Update s 6.B.a HB 1110 Middle Housing Requires cities to adopt development regulations allowing for middle housing on all lots zoned predominantly for residential use. RCW 36.70A.635 2 Packet Pg. 55 6.B.a SB 5258 m pact Fees Requires cities to adopt a fee schedule that reflects the proportionate impact of new smaller housing units based on the number of trips generated. RCW 82.02.060 2 Packet Pg. 56 6.B.a SB 5258 m pact Fees Requires cities to adopt a fee schedule that reflects the proportionate impact of new smaller housing units based on the number of trips generated. RCW 82.02.060 2 Packet Pg. 57 6.B.a Edmonds City Code 3.36 Impact Fees (UPDATE) SCOPE: CODE Edmonds Community Development Code SECTIONS UNDER 16.20 Middle Housing Zone (NEW) REVIEW 20.75 Subdivisions (REVISE) Title 21 Definitions (UPDATE) Other sections as needed to clean up references to single family that are either non -compliant or should be more broadly applied. E Packet Pg. 58 6.B.a Phase II (due June 30, 2025) Priority on achieving compliance. Goals: • Set up a regulating framework that will easy to build on for PHASE III and beyond. PHASED • Make the development code more user APPROACH friendly. This includes: • Creating standards specific to building types. • Determining an organizing principle for middle housing subdistricts. Phase III (end of 2025) Refine standards and reorganize as needed. Goals: be • Add more refined detail. • Some reorganization of the development code may be required This may include: • Adding more detailed design standards, middle housing and beyond. • Reorganizing some parts of the development code so they are more unified. E Packet Pg. 59 6.B.a Chapter 2: Overlay Zones and Standards 2.010 Purpose 2.020 General Standards 2.030 Neighborhood Residential Overlay.Small 1 (NRO.S1) 2.040 Neighborhood Residential Overlay.Small 2 (NRO.S2) 2.050 Neighborhood Residential Overlay.Medium 1 (NRO.M1) 2.060 Neighborhood Residential Overlay.Medium 2 (NRO.M2) Chapter 3: Site Development Standards 3.010 Purpose 3.020 Landscaping and Lighting 3.030 Parking and Loading 3.040 Slope Standards Chapter 4: Building Types 4.010 Purpose 4.020 General Standards 4.030 Overview of Building Types 4.040 Duplex Side -by -Side 4.050 Duplex Stacked 4.060 Cottage Housing 4.070 Triplex/Fourplex 4.080 Side Court 4.090 Townhouse Objective Design 4.100 Courtyard Standards Toolkit, 4.110 Multiplex Table of Contents 4.120 Massing Types In addition to the general zonir standards for the district and specific standards for subdistricts, middle housing regulations typically include sections for "building types", "frontage types", and detailed design standards. CITYOF EDMONDS Development Code Update 9 2 Packet Pg. 60 6.B.a Key Issues What is the best way to organize the regulation of middle housing? CITY OF EDMONDS Development Code Update 10 E Packet Pg. 61 6.B.a SINGLE FAMILY Existing site development criteria addresses the needs of a single building type. Since the buildings are the same and have similar layouts, there is little variation in what is required. The main distinction between RS subdistricts today is lot size. Packet Pg. 62 6.B.a MIDDLE HOUSING New middle housing district will regulate at least eight building types. .l Includes: • Six middle housing types, • detached single family, and • detached ADUs. Each unit type will have a slightly different lot layout and access. E Packet Pg. 63 6.B.a MIDDLE HOUSING LAYOUTS 44' --I� Duplex i 4— 46'min. ■ ■ i Parking "11"77 i Street Stacked 00 Cottage 105' m in. 0 N 50' min. — Fourplex Packet Pg. 64 6.B.a Feasibility is important to consider when regulating different MH building types. Familiarity. It is a familiar way to regulate development. For simplicity, consider whether existing lot sizes could be grouped into categories for lot size, such as `small', `medium', and `large'. Scalability. Building dimensions can be adjusted for lot size so they are appropriately scaled for the neighborhood. Limits. On its own, lot size does not consider different frontage types that may be more appropriate for house -scale residential in amenity -rich, walkable areas. Lot Size M�Y ri��r•''Y •ri �^. � • 'w .fit cL.•^...a: 3 i 'F?, v34i'. ). 1! CITY OF EDMONDS Development Code Update 2 N N O N m a. N d N N d Y c .y 7 O .� �,� _.._ 3F■ E 10. "■ t ��f�j:i� • l4 J':_ Q 14 r-� E r Q Packet Pg. 65 Adds refinement. Some M H building typologies fit better in more walkable, amenity -rich environments. Lot sizes would still apply, but some adjustments to site development standards could be considered to allow for different building frontages. Given the condensed timeframe for achieving compliance, making this distinction in code may be more appropriate for Phase 111. If there is interest, some preliminary analysis can be done now. 2 (0 N O Ln NI a. fn to fn Amenity -rich neighborhoods'�-: 0 4) Ziff • 4s"i _T' "r& "Ji 55 ej.. x3i r anr� —q, h VF 'K k"N au 14 1 W W CITY OF EDMONDS Development Code Update 15 E I Packet Pg. 66 1 6.B.a Residential Neighborhoods Adjacent to a Main Street A neighborhood adjacent to an urban, highly walkable main street anchored by transit, with a mix of building forms. i Note: Example of this Placetype iin Bothell N N O LO N I m a� i as m Y a� c .y 7 Adjacent to a walkable main street O = anchored by mix of uses and/ortra 0 4C G f� Multifamily house -scale buildingt) Q (such as townhouses) often occur this neighborhood. r Q Packet Pg. 67 6.B.a Which Middle Housing Types Work Best? Traditional Single -Family Residential 3-12 du/ac Fixed - route Transit X Small -to -Medium Medium -to -Large Large Some More Few Small Medium Large ftla Some More d 0 U c 0 7 0 E Packet Pg. 68 6.B.a Lot Sizes & Middle Housing Types Typical Middle Housing Types Each middle housing type fits on different lot sizes. It is important to know which MH types best fit their Small Middle Housing Medium Middle Housing Large Middle Housing existing lot widths and depths to eventually select the most appropriate zoning tools. as X X X y '� � 3 � M, 0 Y a1 _M 02 0 d R 0 a _ m « m = m a d� 3 a 3 Lot Size Category Lot width Range Lot Depth Range ONNI Hsi �� V� H� �J UJ I-J IExtra -small 15-40ft 55-75ft Extra -small 1550 ft 50-55 ft Small 20-50 ft 75.130 ft Small 40-75 ft 55-75 ft ' Small 50-75 ft 50-75 ft Medium 50-70ft 100-180ft Medium 50-100 ft 70.100ft Large 70-100 ft 180-250 ft Large 70-170ft 100-180 ft Extra -Large 100-200ft >_200ft CITY OF EDMONDS Development Code Update I' d 0 U c y 0 2 Packet Pg. 69 6.B.a Key Issues Prioritizing the level of detail to include in Phase II code updates. N O r N m C A- — s a. 0 x m L 0 N d r U f� Q CITYOFEDMONDS Developmer]L.,UUUUPUG E r Q Packet Pg. 70 6.B.a General note: the illustrations above are intended to provide a brief overview of an example zone and are descriptive in nature. Block Models Models of neighborhood environments that illustrate anc describe form elements that are generally appropriate in the zone. Includes: building types, height, setbacks, frontage types. CITY OF EDMONDS Development Code Updatr E Packet Pg. 71 6.B.a Building Types Building Type standards increase predictability about form and ensure that each allowed Type will fit well on the minimum size of land required. a� 0 U c N N O r— — — — — T — — — — — — — — — — — 2. Building Types and Design Site Size LO N j j Interior j Interior j Corner j Design Site j Design Site j Design Site j Allowed Building Types Design Site, Standards m� ai WidthQ Deptho I I I I I I Duplex Side -by -Side 46' min. 85' min. 4.030 N I I I I v Duplex Stacked 44' min. 95' min. 4.040 I I I I v, Cottage Housing 1 00'min. 120' min. 4.050 Y j E 0 Triplex/Fourplex 46'min. 97'min. 4.060 _ _ I I I Each design site shalI have onlyone primary bui Id ing type 3 0 I I I except cottage housing. I I I 'As required by Table 2.0 20.A, design sites are re quiredto I I I include public open spa ce and thoroughfar e(s) per c L._._._._._.1._._._._._.J._._._._._._.J Chapter#C (Large Site S new Front Street (Narrowest Side) tandards). Design Site Coverage , Key Coverage (max.) Maximum footprint allowed for selected Type(s). E -••-•• ROW/ Design Site Line General note: the illustrations above are intended to provide a brief overview of an example zone and are descriptive in nature. Packet Pg. 72 6.B.a Building Placement This approach provides a minimum and maximum building setback to allow for creativity in buildingfapade design while positively shaping the streetscape. 4) --------------- - - - ----- ----- - i I i i I i it � III I i I I I III i III I i I I i II � iF i III i I I I I I ii ili � i� I jl III j I I I I I I I I I I I I I I I t Front Street (N a rrowest Side) Key - - ROW/ Design Site Line ------- BuiIding Setback Line L Ln a, v in Building Placement Area Fa4adeZone General note: the illustrations above are intended to provide a brief overview of an example zone and are descriptive in nature. RidiriinarPlaramant Setback (Distance from ROW/ Design Site Liney Front(Fa4ade Zone) Side Street (Fa§ade Zone) Side Rear 15' min.; 25' max. G 5' min.;15'max. G 5' min. G 15' min. BuildingFa4ade I Fa4ade Zone Front St. Side St. Total length of fa4ade defined by 60% min. 50% min. building and frontage type required within or abutting the fa§ade zone. Z eslgn sites with slopes >_ shall comply witectlon 3.040 (Slope Standards). A private frontage type is required at building and/or unit entries along thoroughfare or publiclyaccessible space. Allowed Frontage Types Porch Projecting Porch Engaged Dooryard Standards #A2.040 #A2.050 #A2.060 Packet Pg. 73 6.B.a Building Form Key ROW Line Height Primary Building Stories To Highest Eave/Parapet Overall 2.5 max. 22' max. 35' max. 0 Ground Floor Finish Level 6" min + O Ground Floor Ceiling 9' min. O Footprint See Cha pter4 (Building Types) Depth, Ground -Floor Space Cottage Housing 20' min. All Other Building Types 30' min. General note: the illustrations above are intended to provide a brief overview of an example zone and are descriptive in nature. Where provided, dormerwindows shall be incompliance with Figure 2.020.1(Half Story Standards). 3See Chapter4 (Building Types) for refinements to massing and height standards. Common entries maybe set at grade in compliance with local and federal accessibilitystandards. 2 Packet Pg. 74 6.B.a Key Issues How to address the affordability requirement E All lots zoned for middle The affordability incentive requires tracking housingmust allow u to compliance with the program for a period of 50 p four units per lot. years. Over time, managing such a program can create a burden on staff resources. This is achievable either by -right, if Alternatively, Commerce has confirmed that cities within 1/4-mile of a major transit may choose to allow at least three units by -right stop, or through an affordable instead of through incentive and not have to track housing incentive. compliance with an incentive program. Packet Pg. 75 6.B.a Key Issues Subdivisions and ADUs How to address subdivisions and ADUs will be discussed at the next meeting on Middle Housing. E Packet Pg. 76 6.B.a DISCUSSION CITYOF EDMONDS Development Code Update Q Packet Pg. 77 6.B.b Traditional Neighborhood Design: Middle Housing Toolkit of Objective Development + Design Standards Puget Sound Region I Detailed Standards June 30, 2023 .��. Washington State U-1111- DepartmentCO ce OPTIC05 Packet Pg. 78 6.B.b Acknowledgments Washington State Department of Commerce Michael Fong, Director Mark Barkley, Assistant Director, Local Government Division Dave Andersen, AICP, Managing Director, Growth Management Services Anne Aurelia Fritzel, AICP, GMS Housing Programs Manager Dave Osaki, AICP, Middle Housing Technical Team Shane Hope, AICP, Middle Housing Technical Team Joe Tovar, FAICP, Middle Housing Technical Team Mary Reinbold, AICP, GMS Senior Planner Content Development Opticos Design, Inc. Stefan Pellegrini, AICP, AIA, Principal Tony Perez, Senior Associate Russell Toler, AICP, Senior Designer Diksha Singh, Zoning Reform & Planning Fellow General Notes City staff is advised to analyze whether adoption of any of the Middle Housing Toolkit standards conflicts with State law as applicable to your city and its N zoning districts. In order to put any of the Middle Housing Toolkit standards into effect, the city m E must adopt the standards and identify to which parcels the standards apply. Many of these standards will be most effective and make a greater Q r contribution to the visual qualities of an area if they are also applied to = az' detached homes in the same area. E t 0 Each overlay zone that the city chooses to apply must be shown on the city's r zoning map or another exhibit and needs to identify to which parcels the Q overlay zone and its standards applies. The User Guide provides guidance for where to apply each of the four overlay zones. ii Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 79 6.B.b Toolkit Summary of Objective Design Standards The table below identifies the chapters provided in the Basic Standards, the available Detailed Standards, and key differences between the two. The jurisdiction is advised to analyze whether adoption of any of the Middle Housing Toolkit standards conflicts with State law as applicable to the jurisdiction and its zoning districts. Many of the Detailed Standards will be most effective and make a greater contribution to the visual qualities of an area if they are also applied to detached homes in the same area. StandardsBasic -. Standards Content Notes About Ch. 1 Introduction and Applicability None Ch. 2 Overlay Zones and Standards Ch. 2 Overlay Zones and Standards Provides more flexible setback standards, (if selected, replaces Basic Chapter 2) and detailed standards for building and massing types. Each overlay zone allows a subset of 8 Middle Housing types. The base version regulates only by maximum footprint and height. Ch. 3 Site Development Standards Ch. 3 Site Development Standards Provides detailed standards for fences/ (if selected, replaces Basic Chapter 3) walls, landscaping and lighting, on -site parking, and sloped lots. The Basic version only regulates sloped lots. Ch. 4 Building Types Provides a spectrum of 8 Middle Housing building types and 9 massing types with standards tailored for each type, as compared to the Basic Standards that regulate lot coverage and do not use building types. #Al. Frontage Types #A2. Frontage Types (if selected, Provides 2 additional frontage types and replaces Basic Chapter #Al) more detailed standards. #B. Architectural Standards Provides standards for regulating architectural details, not style (i.e., facade composition, bays, materials, and window details). #C. Large Site Standards Provides design standards for parcels at least 5 acres in size. #D. Streetscapes and Public Open Provides thoroughfare and public open Spaces space standards to be used on sites 5 acres or larger. #El. Administration #E2. Administration (if selected, Additional allowed adjustments to support replaces Basic Chapter #El) Detailed content. #F1. Definitions and Measurements #F2. Definitions and Measurements (if Additional definitions and measurement selected, replaces Basic Chapter #F1) methods to support Detailed content. # = Chapter to be numbered after City determines which, if any, Detailed Chapters are to be added to the Detailed Content. This page tc removed afte y selects conten m this Detailed 1 ai it of standar( m Y ui w a d 0 U c y 0 x d 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards iii Packet Pg. 80 6.B.b Table of Contents Chapter 2: Overlay Zones and Standards 2.010 Purpose 2.020 General Standards 2.030 Neighborhood Residential Overlay.Small 1 (NRO.S1) 2.040 Neighborhood Residential Overlay.Small 2 (NRO.S2) 2.050 Neighborhood Residential Overlay.Medium 1 (NRO.M1) 2.060 Neighborhood Residential Overlay.Medium 2 (NRO.M2) Chapter 3: Site Development Standards 3.010 Purpose 3.020 Landscaping and Lighting 3.030 Parking and Loading 3.040 Slope Standards Chapter 4: Building Types 4.010 Purpose 4.020 General Standards 4.030 Overview of Building Types 4.040 Duplex Side -by -Side 4.050 Duplex Stacked 4.060 Cottage Housing 4.070 Triplex/Fourplex 4.080 Side Court 4.090 Townhouse 4.100 Courtyard 4.110 Multiplex 4.120 Massing Types 7 7 7 15 19 23 27 31 I 31 33 37 41 41 41 42 44 46 48 50 52 54 56 SR w m Y ui R a d 0 U CID c 0 3 0 2 d 2 iv Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 81 6.B.b Chapter #A2 : Frontage Types #A2.010 Purpose #A2.020 General Standards #A2.030 Overview of Frontage Types #A2.040 Porch Projecting #A2.050 Porch Engaged #A2.060 Dooryard #A2.070 Stoop #A2.080 Common Entry Chapter #B: Architectural Standards #B.010 Purpose #B.020 Applicability #B.030 Exterior Elements #B.040 Exterior Materials #B.050 Privacy Chapter #C: Large Site Standards #C.010 Purpose #C.020 Walkable Neighborhood Plan Chapter #D: Streetscapes and Public Open Spaces #D.010 Purpose #D.020 Public Frontage #D.030 Thoroughfares #D.040 Public Open Spaces Chapter #E2 : Administration #E2.010 Purpose #E2.020 Administrative Review #E2.030 Adjustments to Standards Chapter #F2: Definitions & Measurements #F2.010 Purpose #F2.020 Definitions #F2.030 Measurements 63 63 63 64 66 68 70 72 74 77 77 77 78 81 82 83 83 84 87 87 88 91 95 101 101 101 103 109 109 1 N d rn rn m Y ui w cc M a d M 0 U c y 0 x d 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards v Packet Pg. 82 6.B.b This page intentionally left blank vi Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 83 6.B.b Chapter 2: Overlay Zones and Standards Sections: 2.010 Purpose 2.020 General Standards 2.030 Neighborhood Residential Overlay.Small 1 (NRO.S1) 2.040 Neighborhood Residential Overlay.Small 2 (NRO.S2) 2.050 Neighborhood Residential Overlay.Medium 1 (NRO.M1) 2.060 Neighborhood Residential Overlay.Medium 2 (NRO.M2) 2.010 Purpose This Chapter provides four different sets of standards to implement Middle Housing and support the variety of intended physical character. 2.020 General Standards 1. These standards of this Title use a palette of four overlay zones to regulate and generate the intended physical character. Each overlay zone regulates the following topics: A. Intent: the intended physical character; B. Building type and design site size: the menu of allowed building types and the associated minimum design site dimensions; C. Building placement: the minimum to maximum building setbacks and requirements for fa4ade design; D. Frontages: the menu of allowed frontage types required at building entries along thoroughfares and shared yard spaces; E. Building form: the maximum overall building height or stories and minimum ground floor height; and F. Parking: the required location and design requirements for parking and vehicle access. m a d 0 U CD _ .y 3 Editing the Co it. Each page in Toolkit is pro\_ i as detailed co _ it ready for your 1 = ier customization 1 ILL ur city's neec o 0 H M a) 2 Q June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 7 Packet Pg. 84 2.020: General Standards 6.B.b Overlay Zones and Stan ar s 2. The design site size standards for each building type are set in each overlay zone to generate pedestrian - oriented buildings within the overall intended physical character of each overlay zone. The design site size standard identifies the range of design site sizes on which the given building type is allowed to be built. 3. Individual building types have specific standards in Chapter 4 in addition to the zone standards to further calibrate each type for its context. 4. The standards for each zone assume a single building on a lot. Projects that include one or more existing buildings or more than one new building are additionally subject to Section 2.020.13 (Multiple Buildings on a Site). For standards regarding accessory structures, see Section xx.xx.xxx in City's zoning code. 5. Standards shall be applied to irregularly -shaped lots in compliance with Section #F2.030 (Measurement Methods). 6. Lots with slopes >_ 10% are additionally subject to Section 3.040 (Slope Standards). 7. Frontage types are provided in Chapter #A1. These are not included in the building footprint maximums, and are allowed to encroach into required front and side street setbacks by up to 5 feet, provided minimum clearance is maintained. For all other encroachments, see City standards. 8. Townhomes may be divided vertically into flats. 9. Bicycles may be parked anywhere on the design site, in compliance with pedestrian and vehicular access standards. 10. On -Site Parking A. Design sites with alley access must take parking access from alley. Corner design sites without alleys must take parking access from side street. B. Parking spaces may be grouped with those on adjacent design sites [see Figure 2.020.4 (Applying Design Sites on a Pedestrian Circulation Network)] and may be detached from development sites within the same block or across a passage. C. Curb cuts and driveways may be shared between design sites, but shall not exceed 12' unless the driveway is 150' or more in length. D. Subterranean Parking and semi -subterranean garages are subject to the following provisions: (1) Fully -subterranean garages are exempt from the required parking setbacks. (2) Semi -subterranean garages are allowed to project above the adjacent finished grade by up to 4 feet. 11. Half Stories. Where the maximum height limit is 1.5 or 2.5 stories, the roof of the main body shall be pitched, and all habitable space shall be under the roof form. Dormer windows may be provided per Figure 2.020.1 (Half Story Standards). 12. Where flat roofs are provided, a decorative parapet is required to conceal all roof areas/equipment from view of a public street or space. The parapet shall match the materials and finished used on the building walls. Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 85 Overlay Zones and Standards 2.020: General Standards 6.B.b Figure 2.020.1 Half Story Standards malT �)Torles -,,Lanaaras or profiled Min. Pitch 2in12 EA Third story in \` space under pitched roof form Dormer Window(s) Length Facing street or shared yard: total width not to exceed 50% of associated roof length Not facing street or shared yard: no max. Separation from Edge 2' Height (max.) 6' 0 0 0 0 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 9 Packet Pg. 86 2.020: General Standards 6.B.b Overlay Zones and Stan ar s Project Size. City to decide if proposed thresholds are to be decreased or increased (e.g., change 5 acre threshold to 4 acres)., 13. Multiple Buildings on One Site. Projects which propose more than one building on a single parcel (excepting Cottage Housing and accessory structures) are subject to the requirements of Table 2.020.A, which identifies criteria for applicability to each set of standards. A. The standards of this subsection are in addition to the standards of the zone unless stated otherwise. (1) All buildings not fronting a street must front shared yard space. (a) Buildings fronting shared yard space must take primary access from the shared yard and include a frontage type on each unit or building entry. (b) Encroachments into the shared yard space are not allowed. (c) Parking and vehicular access are not allowed to encroach into shared yard. B. Using Design Sites. A design site is a parcel or portion of land within a parcel that is delineated from other design sites and/or parcels to accommodate one building type (see Chapter 4, Building Types). A parcel can include multiple design sites, in compliance with Subsection 2 of the overlay zone. Design sites are treated like parcels for the purpose of applying development standards, but are not required to be legally subdivided into individual parcels. C. Multiple Buildings on One Site. Projects which propose more than one building on a single parcel (excepting Cottage Housing and accessory structures) are subject to the requirements of Table 2.020.A identifies criteria for applicability to each set of standards. Table.. One Site Project Size Project Criteria Requirement Width: <_ 100' and Multiple buildings are proposed on a lot Compliance with the standards in depth: 15150' Figure 2.020.2 (Multiple Buildings on One Site) Area: >_ 15,000 sf and , Parcel(s) front(s) onto an existing public I Compliance with the standards in < 5 acres street Figure 2.020.3 (Applying Design Sites on Existing Right -of -Way Network) Area: < 5 Acres Parcel(s) do(es) not front onto an existing Compliance with the standards in public street Figure 2.020.4 (Applying Design Sites on a Pedestrian Circulation Network) Depth or length: >_ 700' 700' or more of the parcel(s) is along or perpendicular to an existing thoroughfare Area: >_ 3 acres Parcel(s) is a through -lot Walkable Neighborhood Plan in compliance with Section #C.020 Area: >_ 5 Acres Parcel(s) do(es) not front onto an existing public street 10 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 87 Overlay Zones and Standards 6.B.b 2.020: General Standards Figure 2.020.2 Multiple Buildings on One Site I 0 I � . 0 i I I! I� Multiple Buildings Lot Coverage Building footprints only 60% Building Size' 2 Detached house 30' x 30' max. (1.5 stories max.) Buildings with > 1 unit 48' x 48' max. Building Separation or Clear space between adjacent 10' min. buildings Shared Yard for Lot Area (up to 5 buildings) 20' x 30' min. clear Q Area (6 or more buildings) 20% of the lot min.; one dim. at least 20' Opening to Front or Side Street 12' Q Shared yard shall not be combined with or encroached by vehicular access or parking areas. Shared Yard shall be located behind front setback and at least 30' from rear parcel boundary Building Type' FEW Only the Duplex Side by Side, Duplex Stacked, Triplex/ Fourplex, and Townhouse building types are allowed for this development type. Key ---- ROW/ Property Line Frontage Area Setback Line 0 Shared Yard ❑ Building Pedestrian Path Setbacks From Building Entrance 10' min. 0 From Side of Building 8' min. Frontage Area along Shared Yard Space I ' Required for full length of building at all fa4ades adjacent or abutting a pedestrian path or shared yard space. At least 2/3 of the building must abut the shared yard space. Vehicle Access and Parking Distance from Buildings 5min. Q Driveway and parking location shall comply with standards in Subsection 6 of the zone. i Projects using this section shall only include building types allowed in the zone, are subject only to the standards of Subsection 3 of the selected building type(s), and are exempt from design site size requirements. 2 Detached house exempt from building type and design site requirements Multiple built s on a site. T standards of rn section requir y it buildings all fr T s shared space aa) - is not shared Y ui vehicles, limit size of build a footprints, encourages bu cgs with more tha v e unit. _ N 0 x a) June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 11 Packet Pg. 88 2.020: General Standards 6.B.b Overlay Zones and Stan ar s Note to City: Overlay(s) to be mapped by City on official zone map or other supplemental diagram/map. Figure 2.020.3 Applying Design Sites on Existing Right -of -Way Network Identify Zone(s) Street r - v v v v J Street © Apply 1. Identify Zone(s) A. See Overlay Zone Map. B. See Chapter 2 (Overlay Zones and Standards) for design site rrequirements. II IL v v Street ©Place Buildings IL Street ¢� v v i Street Key 2. Apply Design Sites A. Each design site is required to front onto the adjacent street. Where there are two adjacent streets, the design site(s) may front on either in compliance with the standards. B. Select only 1 building type for each design site from the allowed building types for the zone and apply the required dimensional standards. (See Subsection 2 of each zone in Chapter 2). 3. Place Buildings A. Place each primary building on its design site in compliance with the required setbacks and other standards of the zone (see Chapter 2). B. Each building is required to front onto the adjacent street or shared yard space. C. Select and apply frontage types to each building/unit entry (see Subsection 4 of the zone). Project Area Primary Building Vehicle Access & Parking 0 Landscaping — Design Site Line Example Zone Pedestrian Circulation 12 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 89 2 Overlay Zones and Standards Figure 2.020.4 Applying Design Sites on a Pedestrian Circulation Network E Street 1. Identify Zones) A. See Overlay Zone Map. B. See Chapter 2 (Overlay Zones and Standards) for design site requirements. DApply Design Sites K� Courtyard Multiplex of Multiplex Multiplex `a Courtyard -c Courtyard Street 2. Apply Design Sites A. Define contiguous internal circulation networks for pedestrians and vehicles, and arrange design sites to front onto the pedestrian network or the public ROW, whichever is closer. The pedestrian circulation network shall be separate from vehicular circulation. B. Select only 1 building type per design site and apply the dimensional standards for the design site of each selected building type in compliance with Subsection 2 of the zone. 2.020: General Standards Street 3. Place Building A. Place each primary building on its design site in compliance with the required setbacks and other standards of the zone (see Chapter 2). B. Parking for a building is not required to be located on the same design site. C. Select and apply frontage types to each building/unit entry (see Subsection 4 of the zone). 2 C. Design sites are allowed to occupy a some or all of a parcel. Parcel remainder may be added to design E sites, or used for parking, circulation, 0 and/or common or shared yard space. Q Key 0 Primary Building 0 Vehicle Access & Parking Landscaping — Design Site Line 0 Example Zone Pedestrian Circulation June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 13 Packet Pg. 90 6.B.b This page intentionally left blank 14 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 91 6.B.b 2.030 Neighborhood Residential Overlay.Small 1 (NRO.S1) General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature. A neighborhood environment of small -to -medium footprint, low -to -moderate - intensity housing choices. The following are generally appropriate form elements in the zone. House -Scale Buildings: Duplex Side -by- Medium Front Setbacks Side, Duplex Stacked, Cottage Housing, and Triplexes/Fourplexes, and multiple buildings on one lot Small -to -Medium Building Footprints Small -to -Medium Side Setbacks Up to 2.5 Stories Porch Projecting, Porch Engaged, and Dooryard Frontage Types d City to decic D Overlay zone i m e to be revise( Y replaced a d 0 U c y 0 2 d 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 15 Packet Pg. 92 2.030: Neighborhood Residential OverlaySmoll 1 (NRO.SI) 6.B.b Overlay Zones and Stan ar s Fagade Zone. This approach provides a minimum and maximum building setback to allow for creativity in building facade design while positively shaping the streetscape. Predictability. Building Type standards increase predictability about form and ensure that each allowed Type will fit well on the minimum size of land required (Design Site). Interior I Interior I Corner Design Site Design Site Design Site —I -0 Front Street (Narrowest Side) Key -••- ROW/ Design Site Line Allowed Building Types Design Site' Standards Width Q Depth 0 Duplex Side -by -Side 46' min. 85' min. 4.030 Duplex Stacked 44' min. 95' min. 4.040 Cottage Housing 100' min. 120' min. 4.050 Triplex/Fourplex 46' min. 97' min. 4.060 Each design site shall have only one primary building type except cottage housing. As required by Table 2.020.A, design sites are required to include public open space and new thoroughfare(s) per Chapter #C (Large Site Standards). Design Site Coverage Coverage (max.) Maximum footprint allowed for selected Type(s). I I I � III III I � III III �� � Il�l2� 7 I --..-.......I - - ......I.......-.....J Front Street (Narrowest Side) Un Key -••- ROW/ Design Site Line . Building Placement Area --- Building Setback Line Fa4ade Zone Setback (Distance from ROW/ Design Site Line)z Front (Fa4ade Zone) 15' min.; 25' max. Q Side Street (Fa4ade Zone) 5' min.; 15' max. Q Side 5' min. Rear 15' min. O Building Fa4ade Facade Zone Front St. Side St. Total length of fa4ade defined by 60% min. 50% min. building and frontage type required within or abutting the fa4ade zone. z Design sites with slopes >_ 10% shall comply with Section 3.040 (Slope Standards). A private frontage type is required at building and/or unit entries along a thoroughfare or publicly accessible space. Allowed Frontage Types Standards I Porch Projecting #A2.040 Porch Engaged Dooryard #A2.050 #A2.060 2 16 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 93 Overlay Zones and Standards Key IIIIIIIIETARM 5. Building Form Height Primary Building3 Stories 2.5 max. To Highest Eave/Parapet 22' max. Q Overall 35' max. Q Ground Floor Finish Level 6" min .4 O Ground Floor Ceiling Footprint See Chapter 4 (Building Types) 9' min. Q Depth, Ground -Floor Space Q Cottage Housing 20' min. All Other Building Types 30' min. Where provided, dormer windows shall be in compliance with Figure 2.020.1 (Half Story Standards). 3 See Chapter 4 (Building Types) for refinements to massing and height standards. 4 Common entries may be set at grade in compliance with local and federal accessibility standards. 2.030: Neighborhood Residential Overlay5mall 1 (NRO.Sl) ' I rI -------r r---- 1 r-------r II� min. ' it III III I I I I_I I I�I I�I I II I�I I�I I rn n 0`I I min I min �-j �1 0 I:I I:I I L-------L I L — — — — — —J I L-------J �O�_ T Front Street (Narrowest Side) Key --•- ROW/ Design Site Line Parking Area --- Building Setback Line Spaces Required Vehicular5 Bicycle (per unit) Within 1/2 mile of None required 1 min. transit stop v v Not within 1/2 mile of transit stop Lot <_ 6000 sf 1 min.; 1 max 1 min. Lot > 6000 sf 1 min.; 1.5 max 1 min. Setback (Distance from ROW/ Design Site Line) , Front 50' min .6 Q Side Street 25' min. Side 5' min. Rear 5' min. Q Driveway A One -Way Two -Way Curb Cut/Width 12' max. Not Allowed Q 5See Subsection 3.030 for additional standards. 6 10' min. allowed for parking court of 6 or fewer spaces. See Figure 3.030.1 (Shared Parking Court). N d 3 rn N Y d l0 !Z GN O U y 3 O 2 d Building Hei There is z considerak LL r difference bets Y i a 35'tall buildin; H h a flat roof anc .0 with a pitched f. Consider sett i lower height fc of eaves where e; ig buildings are u 0 2 stories. a ED c .N Parking setb, = ;. The intent of 1 d standards is to to vehicle parkir the rear porti f each lot to pr( t pedestrian-oril E �d buildings a streetscapes it Q )d of parking 1( m E t r r Q June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 17 Packet Pg. 94 6.B.b This page intentionally left blank 18 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 95 6.B.b 2.040 Neighborhood Residential Overlay.Small 2 (NRO.S2) d City to decic D Overlay zone i m e to be revise( Y replaced a d 0 U c y 0 2 d 2 General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature. A neighborhood environment of small -to -medium footprint, low -to -moderate - intensity housing choices. The following are generally appropriate form elements in the zone. House -Scale Buildings: Duplex Side- Medium Front Setbacks by -Side, Duplex Stacked, Cottage Medium Side Setbacks Housing, Triplexes/Fourplexes, Side Up to 2.5 Stories Courts, Townhouses, and multiple Porch Projecting, Porch Engaged, buildings on one lot Dooryard, and Stoop Frontage Types Small -to -Medium Building Footprints June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 19 Packet Pg. 96 2.040: Neighborhood Residential OverlaySmoll2 (NRO.S2) 6.B.b Overlay Zones and Stan ar s Fagade Zone. This approach provides a minimum and maximum building setback to allow for creativity in building facade design while positively shaping the streetscape. Predictability. Building Type standards increase predictability about form and ensure that each allowed Type will fit well on the minimum size of land required (Design Site). Townhouses. The total width of each building as well as the number of side -by -side units is controlled to fit this type into neighborhoods where building size is important. i Interior I Interior I Corner Design Site Design Site Design Site —I -0 Front Street (Narrowest Side) Key -••- ROW/ Design Site Line Allowed Building Types Design Site' Standards Width Q Depth 0 Duplex Side -by -Side 46' min. 85' min. 4.030 Duplex Stacked 44' min. 95' min. 4.040 Cottage Housing 100' min. 120' min. 4.050 Triplex/Fourplex 46' min. 97' min. 4.060 Side Court2 65' min.; 150' min. 4.070 1 00'max. Townhouse 20' min.3 85' min. 4.080 Each design site shall have only one primary building type except cottage housing. 'As required by Table 2.020.A, design sites are required to include shared yard space and new thoroughfare(s) per Chapter #C (Large Site Standards). 2Side Court building type is not allowed on corner design sites or in developments subject to Chapter #C Large Site Standards. 3 Represents one townhouse; townhouses may be divided vertically into flats. Design Site Coverage Coverage (max.) Maximum footprint allowed for selected Type(s). I I I � III III I � III III �� � Il�l2� 7 I --..-.......I - - ......I.......-.....1 Front Street (Narrowest Side) Un Key -••- ROW/ Design Site Line Building Placement Area --- Building Setback Line Fa4ade Zone Setback (Distance from ROW/ Design Site Line)4 Front (Fa4ade Zone) 15' min.; 25' max. lO Side Street (Fa4ade Zone) 5' min.; 15' max. Q Side 5' min. 0 Rear 10' min. Q Building Facade Fa4ade Zone Front St. Side St. Total length of fa4ade defined by 60% min. 50% min. building and frontage type required within or abutting the fa4ade zone 4 Design sites with slopes > 10% shall comply with Section 3.040 (Slope Standards). A private frontage type is required at building and/or unit entries along a thoroughfare or publicly accessible space. Allowed Frontage Types Standards Porch Projecting #A2.040 Porch Engaged #A2.050 Dooryard #A2.060 Stoop #A2.070 2 20 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 97 Overlay Zones and Standards Key ROW Line Height Primary Buildings Stories 2.5 max. To Highest Eave/Parapet 22' max. Overall 35' max. Q Ground Floor Finish Level 6" min .6 Q Ground Floor Ceiling 9' min. Q Footprint See Chapter 4 (Building Types) Depth, Ground -Floor Space Cottage Housing 20' min. All Other Building Types 30' min. Where provided, dormer windows shall be in compliance with Figure 2.020.1 (Half Story Standards). 5 See Chapter 4 (Building Types) for refinements to massing and height standards. 6Shared entries may be set at grade in compliance with local and federal accessibility standards. 2.040: Neighborhood Residential Overlay.Smoll2 (NRO.S2) ' I rI -------r r---- 1 r-------r II� min. ' it III III I I I I_I I I�I I�I I II I�I I�I I �n in `I I min I min �-j �1 0 I:I I:I I L-------L I L — — — — — —J I L-------J �O�_ T Front Street (Narrowest Side) Key --•- ROW/ Design Site Line Parking Area --- Building Setback Line Spaces Required Vehicular Bicycle (per unit) Spaces' Spaces Within 1/2 mile of None required 1 min. transit stop v v Not within 1/2 mile of transit stop Lot <_ 6000 sf 1 min.; 1 max 1 min. Lot > 6000 sf 1 min.; 1.5 max 1 min. Setback (Distance from ROW/ Design Site Line) , Front 50' min.$ Q Side Street 20' min. Q Side 5' min. Q Rear 5' min. e Driveway One -Way Two -Way Curb Cut/Width 12' max. Not Allowed Q 7See Subsection 3.030 for additional standards. 8 10' min. allowed for parking court of 6 or fewer spaces. See Figure 3.030.1 (Shared Parking Court). N d 3 rn N Y d l0 !Z 4) O U y 3 O 2 d Building Hei There is considerak LL r difference bets Y i a 35'tall buildin; H h a flat roof anc . with a pitched m f. Consider sett i lower height fc of eaves where e; ig buildings are c 0 2 stories. a ED c .N Parking setb, = ;. The intent of 1 d standards is to to vehicle parkir the rear porti f each lot to pr( t pedestrian-oril E �d buildings a streetscapes it Q )d of parking 1( m E t r r Q June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 21 Packet Pg. 98 6.B.b This page intentionally left blank 22 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 99 6.B.b 2.050 Neighborhood Residential Overlay.Medium 1 MOM) General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature. A neighborhood environment of small -to -medium footprint, low -to -moderate - intensity housing choices. The following are generally appropriate form elements in the zone. House -Scale Buildings: Side Courts, Small -to -Medium Front Setbacks Townhouses, Courtyards, Multiplexes, and multiple buildings on one lot Medium Building Footprints Small Side Setbacks Up to 2.5 Stories Porch Projecting, Porch Engaged, Dooryard, Stoop, and Common Entry Frontage Types m City to decic D Overlay zone i m e to be revise( Y replaced a d 0 U c y 0 2 d 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 23 Packet Pg. 100 2.050: Neighborhood Residential Overlay Medium 1 (NRO.M1) 6.B.b Overlay Zones and Stan ar s Fagade Zone. This approach provides a minimum and maximum building setback to allow for creativity in building facade design while positively shaping the streetscape. Predictability. Building Type standards increase predictability about form and ensure that each allowed Type will fit well on the minimum size of land required (Design Site). Townhouses. The total width of each building as well as the number of side -by -side units is controlled to fit this type into neighborhoods where building size is important. i Interior I Interior I Corner Design Site Design Site Design Site —I -0 Front Street (Narrowest Side) Key -••- ROW/ Design Site Line Building2. Types and Design Allowed Building Types Design Site' Width Q Depth r, Standards Side Court2 65' min.; 150' min. 4.070 1 00'max. Townhouse 16' min.3 60' min. 4.080 Courtyard 77' min.4 97' min. 4.090 Multiplex 108' min. 120' min. 4.100 Each design site shall have only one primary building type. 'As required by Table 2.020.A, design sites are required to include shared yard space and new thoroughfare(s) per Chapter #C (Large Site Standards). 2Side Court building type is not allowed on corner design sites or in developments subject to Chapter #C Large Site Standards. 3 Represents one townhouse; townhouses may be divided vertically into flats. 4For an L-shaped building; 100' min. for a U-shaped building Design Site Coverage Coverage (max.) Maximum footprint allowed for selected Type(s). I I I � III III I � III III �� � Il�l2� 7 I --..-.......I - - ......I.......-.....j Front Street (Narrowest Side) un Key -••- ROW/ Design Site Line Building Placement Area --- Building Setback Line Fa4ade Zone 3. Building Placement Setback (Distance from ROW/ Design Site Line)5 I Front (Fa4ade Zone) 10' min.; 15' max, lO Side Street (Fa4ade Zone) 5' min.; 15' max. Q Side 5min. 0 Rear 10' min. Q Building Facade Fa4ade Zone Front St. Side St. Total length of fa4ade defined by 65% min. 55% min. building and frontage type required within or abutting the fa4ade zone 5 Design sites with slopes > 10% shall comply with Section 3.040 (Slope Standards). A private frontage type is required at building and/or unit entries along a thoroughfare or publicly accessible space. Allowed Frontage Types Standards Porch Projecting #A2.040 Porch Engaged #A2.050 Dooryard #A2.060 Stoop #A2.070 Common Entry #A2.080 2 24 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 101 Overlay Zones and Standards Key ROW Line Building5. Height Primary Building6 Stories 2.5 max. 2.050: Neighborhood Residential Overlay Medium 1 (NRO.M1) ' I rI -------r r---- 1 r-------r II� min. ' it III III I I I I_I I I�I I�I I II I�I I�I I �n in `I I min I min �-j �1 0 I:I I:I I L-------L I L — — — — — —J I L-------J �O�_ T Front Street (Narrowest Side) Key -••- ROW/ Design Site Line Parking Area --- Building Setback Line Spaces Required Vehicular Bicycle (per unit) Spaces' Spaces Within 112 mile of None required 2 min. v v To Highest Eave/Parapet 24' max. Q transit stop Overall 35' max. Q Not within 1/2 mile of transit stop Ground Floor Finish Level 6" min.7 Q Lot <_ 6000 sf 0.5 min.; 0.75 max 1 min. Ground Floor Ceiling 9' min. Q Lot > 6000 sf 1 min.; 1.5 max 1 min. Footprint Setback (Distance from ROW/ Design Site Line) , See Chapter 4 (Building Types) Front 40' min.9 Q Depth, Ground -Floor Space 20' min. © Side Street 20' min. Q Where provided, dormer windows shall be in compliance Side 5' min. Q with Figure 2.020.1 (Half Story Standards). Rear 5' min. Q 6See Chapter 4 (Building Types) for refinements to massing and height standards. 7Shared entries may be set at grade in compliance with local and federal accessibility standards. Driveway K One -Way Two -Way boa Curb Cut/Width 12' max. Not Allowed Q 8See Subsection 3.030 for additional standards. 9 10' min. allowed for parking court of 6 or fewer spaces. See Figure 3.030.1 (Shared Parking Court). N d 3 rn N Y d cc !Z GN O U y 3 O 2 d Building Hei There is considerak LL r difference bets Y i a 35'tall buildin; H h a flat roof anc .0 with a pitched f. Consider sett i lower height fc of eaves where e; ig buildings are u 0 2 stories. a ED c .N Parking setb, = ;. The intent of 1 d standards is to to vehicle parkir the rear porti f each lot to pr( t pedestrian-oril E �d buildings a streetscapes it Q )d of parking 1( m E t r r Q June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 25 Packet Pg. 102 6.B.b This page intentionally left blank 26 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 103 6.B.b 2.060 Neighborhood Residential Overlay.Medium 2 (NRO.M2) General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature. A neighborhood environment of small -to -medium footprint, low -to -moderate - intensity housing choices. The following are generally appropriate form elements in the zone. Primarily House -Scale Buildings: Small Side Setbacks Townhouses, Courtyards, Multiplexes, Up to 3 Stories and multiple buildings on one lot Porch Projecting, Porch Engaged, Medium Building Footprints Small Front Setbacks Dooryard, and Stoop, and Common Entry Frontage Types d City to decic D Overlay zone i m e to be revise( Y replaced a d 0 U c y 0 2 d 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 27 Packet Pg. 104 2.060: Neighborhood Residential Overlay. Medium 2 (NRO.M2) 6.B.b Overlay Zones and Stan ar s Fagade Zone. This approach provides a minimum and maximum building setback to allow for creativity in building facade design while positively shaping the streetscape. Predictability. Building Type standards increase predictability about form and ensure that each allowed Type will fit well on the minimum size of land required (Design Site). Interior I Interior I Corner Design Site Design Site Design Site —I -0 Front Street (Narrowest Side) Key -••- ROW/ Design Site Line Allowed Building Types Design Site' Standards Width Q Depth Q Townhouse 16' min.z 60' min. 4.080 Courtyard 77' min.3 97' min. 4.090 Multiplex 108' min. 120' min. 4.100 Each design site shall have only one primary building type. 'As required by Table 2.020.A, design sites are required to include shared yard space and new thoroughfare(s) per Chapter #C (Large Site Standards). z Represents one townhouse; townhouses may be divided vertically into flats. 3 For an L-shaped building; 100' min. for a U-shaped building Design Site Coverage Coverage (max.) Maximum footprint allowed for selected Type(s). I I I � III III I � III III �� � Il�l2� 7 I --..-.......I - - ......I.......-.....J un Front Street (Narrowest Side) Key -••- ROW/ Design Site Line ■ Building Placement Area - - - Building Setback Line Fa4ade Zone Setback (Distance from ROW/ Design Site Line)4 Front (Fa4ade Zone) 10' min.; 15' max. Side Street (Fa4ade Zone) 5' min.; 15' max. Q Side 5' min. 0 Rear 10' min. Q Building Fa Fa4ade Zone Front St. Side St. Total length of fa4ade defined by 70% min. 60% min building and frontage type required within or abutting the fa4ade zone 4 Design sites with slopes >_ 10% shall comply with Section 3.040 (Slope Standards). A private frontage type is required at building and/or unit entries along a thoroughfare or publicly accessible space. Allowed Frontage Types Standards Porch Projecting #A2.040 Porch Engaged #A2.050 Dooryard #A2.060 Stoop #A2.070 Common Entry #A2.080 2 28 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 105 Overlay Zones and Standards ROW Line Key ROW Line Height Primary Buildings Stories 3 max. Overall/Top of Parapet 35' max. Ground Floor Finish Level 6" min.6 Q Ground Floor Ceiling 9' min. Footprint W� See Chapter 4 (Building Types) Q Depth, Ground -Floor Space 20' min. Q Where provided, dormer windows shall be in compliance with Figure 2.020.1 (Half Story Standards). 5See Chapter 4 (Building Types) for refinements to massing and height standards. 6Shared entries may be set at grade in compliance with local and federal accessibility standards. 2.060: Neighborhood Residential Overlay. Medium 2 (NRO.M2) ' I rI -------r r---- 1 r-------r II� min. ' it III III I I I I_I I I�I I�I I II I�I I�I I �n in `I I min I min �-j �1 0 I:I I:I I L-------L I L — — — — — —J I L-------J �O�_ T Front Street (Narrowest Side) Key -••- ROW/ Design Site Line Parking Area --- Building Setback Line Spaces Required Vehicular Bicycle (per unit) Spaces' Spaces Within 112 mile of None required 2 min. transit stop v v Not within 1/2 mile of transit stop Lot <_ 6000 sf 0.5 min.; 0.75 max 1 min. Lot > 6000 sf 1 min.; 1.5 max 1 min. Setback (Distance from ROW/ Design Site Line) Front 40' min.8 Q Side Street 15' min. Q Side 5' min. Q Rear 5' min. Driveway One -Way Two -Way - Curb Cut/Width 12' max. Not Allowed Q 7See Subsection 3.030 for additional standards. $ 10' min. allowed for parking court of 6 or fewer spaces. See Figure 3.030.1 (Shared Parking Court). N d 3 rn N Y d l0 !Z GN O U y 3 O 2 d Building Hei There is considerak LL r difference bets Y i a 35'tall buildin; H h a flat roof anc .0 with a pitched f. Consider sett i lower height fc of eaves where e; ig buildings are u 0 2 stories. a ED c .N Parking setb, = ;. The intent of 1 d standards is to o to vehicle parkir the rear porti f each lot to pr( t pedestrian-oril E �d buildings a streetscapes it Q )d of parking 1( m E t r r Q June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 29 Packet Pg. 106 6.B.b This page intentionally left blank 30 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 107 6.B.b Site Development Standards Chapter 3: Site Development Standards Sections: 3.010 Purpose 3.020 Landscaping and Lighting 3.030 Parking and Loading 3.040 Slope Standards 3.010 Purpose This Chapter provides standards to ensure that new development accomplishes the following: 1. Makes a positive contribution to the development pattern of the area; 2. New or altered structures are compatible with the design and use of existing structures on neighboring properties; and 3. Does not adversely affect neighboring properties, with "adversely affect" meaning to impact in a substantial, negative manner the habitability of these properties. 3.020 Landscaping and Lighting 1. Intent. This Section prescribes landscaping and lighting standards for protection and enhancement of the environmental and visual quality of the community, enhancement of privacy, and the control of dust. 2. Required Landscaping. The landscaping required bythis Section shall be installed as part of the development or improvement(s) requiring the landscaping. Standards for landscaping in parking areas shall be in combination with Section 3.030 (Parking and Loading). A. Landscaping materials shall be integrated into the required setbacks, stream and wetland buffers, and design of the selected private frontage type(s). B. Landscape materials shall be applied to the planting areas identified for public frontage type(s). 3. Required Lighting A. Lighting shall be provided in compliance with the following: (1) All exterior lighting shall be designed, located, and lamped in order to prevent overlighting and light trespass. (2) All parking lot lights shall be full cutoff luminaires, as certified by the manufacturer, with the light source directed downward and away from adjacent residences. June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 31 Packet Pg. 108 6.B.b 3.020: Landscaping and Lighting Site Development StemudlM (3) Bollard lighting may be used to light walkways and other landscape features, but shall cast its light downward. (4) Internally illuminated fascia, wall, roof, awning or other building parts are prohibited. 4. Design Standards A. Allowed Landscaping Materials (1) Landscaping materials shall comply with the following: (a) Shrubs, of at least one -gallon size; (b) Ground cover instead of grass/turf, and/or (c) Decorative nonliving landscaping materials including, but not limited to, sand, stone, gravel, wood or water may be used to satisfy a maximum of 25 percent of the required landscaping area. (2) Street trees, of at least 15-gallon size, double -staked, planted between the curb and the back of the sidewalk. B. Species Selection (1) Native and drought tolerant species are required to meet the minimum local standards. (2) Landscaping shall be in compliance with Section x.xx.xxx (City's' Fire Department Standards). C. Existing Vegetation. On -site trees of species xxx and/or a caliper size of at least xxx inches shall be incorporated into the landscaping. D. Retaining Walls (1) Along front and/or side street. Retaining walls within the front and/or side street fagade zone(s) or visible from the public sidewalk adjoining the design site shall: (a) Not exceed four feet in height as measured to the adjacent finished grade or sidewalk whichever is nearest; and/or (b) Include a landscape planter in front of the wall. The planter shall be at least 18 inches deep measured perpendicular to the wall. (2) Along interior side. Retaining walls along the interior design site line that are beyond the front and/or side street fa4ade zone(s) shall: (a) Not exceed three feet as measured to the adjacent finished grade; and/or (b) Include a landscape planter in front of the wall. The planter shall be at least three feet deep measured perpendicular to the wall. (3) Along rear. Retaining walls along the rear design site line that are beyond the front and/or side street fa4ade zone(s) shall: (a) Not exceed eight feet as measured to the adjacent finished grade; and/or (b) If exposed, include a landscape planter in front of the wall. The planter shall be at least three feet deep measured perpendicular to the wall; and/or (c) Not require landscaping or wall material finish(es) if within the building and not exposed. 32 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 109 6.B.b Site Development Standards 3.030: Parking and Loading 3.030 E. Maintenance. Required landscaping shall be maintained in a clean and healthy condition. This includes pruning, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the appropriate watering of all landscaping. Parking and Loading 1. Intent. This Section prescribes standards for motor vehicle and bicycle parking areas, loading and access drives, and standards for reducing motor vehicle trips per capita to and from development. These standards are intended to ensure that new development accomplishes the following: A. Consistency with the intended physical character of walkable environments; B. Provision of bicycle parking to increase bicycle trips and reduce motor vehicle trips per capita; and C. Appropriately limits, screens, and landscapes motor vehicle parking areas to protect and enhance the environmental and visual quality of the community, enhance privacy, attenuate noise, and control dust. 2. On -site parking. On -site parking is allowed in all zones subject to the standards in this Section. 3. Bicycle Parking Standards. Bicycle parking shall be provided in compliance with the standards of the zone. 4. Number of Motor Vehicle Parking Spaces Required A. Required Spaces. The minimum number of parking spaces required is listed in Subsection 6 of the zone. For any use not addressed in Subsection 6, parking shall not exceed a ratio equivalent to the average peak parking occupancy rate for the most comparable use in the Institute of Transportation Engineers Parking Generation Manual. B. Required Number of Parking Spaces (1) When calculating the required number of parking spaces, numbers shall be rounded down to the closest whole number. (2) For parking systems that stack individual vehicles, each vehicle accommodated by the stacker counts as an individual parking space. 5. Parking Spaces, Design and Layout A. Parking Facilities. If off-street parking is located within a carport or garage, The garage shall match the color, material and roofing of the primary building. Parking Space dimension. The minimum dimension for residential parking spaces are eight and a half feet wide and Eighteen feet deep. C. Access. On -site parking areas shall be accessed per the following: (1) On -site parking shall be designed with an appropriate means of vehicular access to a street or to an alley to cause the least interference with traffic flow. (2) Ingress to and egress from parking spaces shall be from an on -site aisle or driveway, directly from the front, side street, public alley, or rear lane. (3) On -site loading space(s) is not required. June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 33 Packet Pg. 110 3.030. Parking and Loading 6.B.b Site Development StemudlM D. Driveways (1) Access to Driveways (a) Driveway access to and from developments of two or fewer dwelling units onto public streets shall be where practical by forward or reverse motion of the vehicle; and (b) Driveway access to and from developments of three or more dwelling units onto public streets shall be by forward motion of the vehicle; and (c) Minimum 30 feet separation between driveways for all uses except developments of two or fewer dwelling units. (2) Number of Driveways. Table A (Number of Driveways) specifies the maximum number of driveways for a development site (3) Driveways shall be setback from design site lines as follows: (a) For front access, minimum two feet from side design site lines; and/or (b) For side street access, no less than the minimum rear parking setback per the zone; and/or (c) Where driveway access is shared by abutting design sites, Subsections (a) and (b) above do not apply; minimum two feet from building(s). (4) Driveways shall extend to and include the area between the design site line and the edge of the street pavement. (5) The design and construction of all on -site parking access drives shall be in compliance with Section x.xx.xxx (City's Driveway Access Standards). Lot Frontage (Corner Parcel Applies Same Requirements as Side Street) Maximum Number of Driveways Up to 150' 1 150' to 299' Each additional 300' over 299' E. Parking Techniques. The following techniques may be applied individually or in combination: (1) Tandem Parking. Parking spaces are arranged in a series up to total. Tandem parking is allowed in all overlay zones, subject to on -site management. (2) Parking Court. Parking spaces in groupings of uncovered spaces or if behind the minimum building setbacks, covered spaces or individual garages not in a podium configuration. The parking court may be shared between two design sites. See Figure 3.030.1 (Shared Parking Court). (3) Podium Parking. Parking spaces are located in an at -grade garage under the rear and/or interior side of the building or under all of the building except for the required ground floor habitable space. The garage has occupiable space above the garage level. The podium is not visible or exposed along the front or side street building fagades. 34 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 111 Site Development Standards 3.030: Parking and Loading 6.B.b (4) Subterranean Parking. Parking spaces are located below the adjacent finished grade of the building. (5) Stacked Parking System. Parking spaces are arranged in a system that provides two to three spaces in the horizontal area of one space. This type of system is within a podium parking garage or not within the building footprint, open or covered. Figure 3.030.1: Shared Parking Court --- --- --- --- --- --- --- --- -- --------------------------------- -- Design Site 1 i Design Site 2 I lJ Design Site 1 Q ------------ Design Site 2 Small Shared Parking Court Large Shared Parking Court Key Design Site Line ---- Setback Lines Q Minimum Width of the Shared Parking Court, measured parallel to the adjacent street/right-of-way Q Minimum Setback: Small Parking Court (6 or fewer 10' min. spaces) Large Shared Parking Court (7-12 Setback behind line of required spaces) ground floor occupiable space required in Subsection D of the zone Q Front Setback. A a. A landscaped buffer with a minimum inside width of five feet and a landscaped buffer in fence or hedge 42 inches in height, or compliance with one of the following methods shall be provided b. A landscaped buffer with a minimum inside width of eight feet. along the length of the parking spaces. FM 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 35 Packet Pg. 112 3.030. Parking and Loading 6.B.b Site Development StemudlM Identification as to Purpose and Location. On -site parking areas of four or more spaces shall include painted lines, wheel stops, or other methods of identifying individual parking spaces and loading areas, while distinguishing such spaces from aisle and other circulation features. G. Materials (1) All on -site parking areas and driveways shall be surfaced only with materials identified by C (2) Parking area surfacing materials shall consist of the following materials: (a) Gravel, crushed granite, "grasscrete'; or (b) Recycled materials including, but not limited to, glass, rubber, used asphalt, brick, block and concrete; or (c) A combination of the above materials. H. Landscaping. The landscaping standards identified in Table B (Required Parking Lot Landscaping) shall be applied with the standards of Subsection 3.020 (Landscaping and Lighting). (1) Parking and loading areas shall be screened from adjacent residential zones by a six foot wall, fence, or evergreen. (2) Screening is not required when parking area(s) is adjacent to an alley. (3) Landscaping areas shall integrate stormwater management features per City's Landscaping Standards. (4) For portions of parking areas covered by photo -voltaic solar collectors that also function as shade structures, the minimum standard for trees does not apply. Location (1) Location of on -site parking is regulated by the required setbacks in Subsection 6 of the zone and the following: (a) Parking lots with more than 11 spaces shall be separated at least by five feet from buildings to make room for a sidewalk, landscaping, and/or other planting between the building and the parking area. (b) The required separation may be eliminated to the rear of buildings in areas designed for unloading and loading of materials. 36 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 113 6.B.b Site Development Standards 3.040 Number of Parking Spaces Percent of Gross Parking Area Required to be Landscaped 10 or fewer 11 or more General Landscaping Perimeter Planter None 5' min, wide planter along property line 5' min. width Required Border 6" high curb or equivalent Border and Stormwater Curb or equivalent shall include breaks every 4" to provide drainage to retention and filtration areas. Car Overhangs Shall be prevented by planter curb Required Quantity 1 tree per every 10 parking spaces, beginning at 11 total spaces Tree Well Size' 5' min, in any direction Tree Can Size 15 gallon min. Tree Box Size 20% of required trees shall be 24" min. Tree Caliper 1" min. Tree Height at Installation 7' min. vertical clearance Tree Characteristics Tree canopy Location Evenly spaced throughout parking lot to provide uniform shade ' Any vehicle overhang requires the minimum planter area width to be expanded by an equivalent dimension. 3.040 Slope Standards 1. Intent. This Section provides the standards for development in all zones on parcels with sloped topography. For the purposes of this Section, sloped topography is any slope of ten percent or more. 2. Buildable Area. Table A (Maximum Amount of Sloped Areas Allowed to be Developed) identifies the amount of developable area for sloped portions of design sites. This, in combination with the standards in this Section and the maximum allowed building footprint shall be applied to the design of the sloped portions of design sites. A. Developments subject to Chapter #B (Large Site Standards) requiring new streets shall be in compliance with maximum grade standards in Section x.xx.xxx (City's Thoroughfare Standards). 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 37 Packet Pg. 114 6.B.b 3.040: Slope Standards Site Development StemudlM Standards. City to revise to local needs regarding specific slope thresholds. Development Site'.2 N a) Portions of Design Previously Developed Greenfield N Site with >1 acre to 2.99 Existing Slope Up to 1 acre acres 1 to 3 acres >3 acres 4) 0-9.99% 100% max. Not to exceed 100% max. 100% max. +; R 10-19.99% 75% max, extents of 50% max. 25% max. a C previously 20-29.99% 25% max. developed 5% max. 0% max. -4) > 30% 0% max. footprint3 0% max. 0% max. V ' In compliance with the setbacks of the overlay zone, required on -site shared yard space, this Section, co and the maximum building footprint standards in Chapter 4 (Building Types). c z In compliance with required amount of shared yard space identified in Subsection 2.020.13. _ d 3 Includes streets and parking areas. 2 3. Building Height A. Maximum Building Height. Building height is regulated by Subsection 5 of the zone and Subsection 5 of the building type. The maximum allowed height of a building shall follow the existing topography of the design site to ensure that each building is in compliance with the allowed building height. (1) Figure 3.040.1 (Site Grading for Small -to -Medium Detached and Attached Building Forms) in this Section illustrate allowed and non -allowed site grading methods. B. Exposed Basements. Basements do not count toward the maximum stories allowed in the zone if exposed less than half of the basement's story height below the average adjacent finished grade. 4. Topography and Required Location of Primary Building. Sloped topography can present issues with locating the primary building on a design site in compliance with Subsection 3 of the zone. Table #E2.030.A (Adjustments to Standards for Lots Less Than 10% Slope) and Table #E2.030.B (Adjustments to Standards for Lots Over 10% Slope) identify allowed administrative relief for issues arising from sloped topography. 5. Grading or Regrading of Design Sites. When existing design site topography is proposed to be changed, grading shall not result in any of the following: A. Creation of retaining walls or blank walls taller than four feet within required front or side street facade zones; or B. Retaining walls on side design site lines taller than three feet; or C. Retaining walls on rear design site lines not within the building footprint, taller than 10 feet; or D. Building(s) that do not reflect the existing topography of the design site; or E. Terraced design sites that result in a vertical difference of more than 4 feet between the adjacent right-of-way and the finished grade of the design site; or F. Grading beyond the building pad(s) and the required access drive(s); or G. Cut exceeding 16 feet in height from top to toe; or H. Cut slope exceeding two horizontal to one vertical. 38 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 115 Site Development Standards 3.040: Slope Standards 6.B.b 6. Graded Slopes A. Graded slopes shall be screened from view under or behind buildings with landscaping or natural topographic features. Graded slopes shall be revegetated with a mixture of grass seed or shrubs as identified by the USDA Soil Conservation Service. Drainage Facilities. All proposed drainage facilities shall preserve major drainage channels in their natural state and be designed in such a manner as to minimize soil erosion and to otherwise preserve the public health, safety, and welfare. 8. Massing. Buildings on sloped design sites shall reflect the existing topography of the design site. A. Buildings with footprints 36 feet wide or less shall have a simple water table element or change in material between the basement and the ground floor. B. Buildings with footprints wider than 36 feet and 2.5 stories or taller shall have a minimum of one story tall defined base. The base shall be defined through the use one of the following methods: (1) Change in material; and/or (2) A continuous horizontal band between the base and upper floors; and/or. (3) Use of a continuous shopfront frontage. 9. Frontage. Along front and side street fa4ades, each primary building shall be designed in compliance with the standards for ground floor private frontage as required by Subsection 4 of the zone. June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 39 Packet Pg. 116 3.040: Slope Standards 6.B.b Site Development StemudlM Figure 3.040.1: Site Grading for Small -to -Medium Detached and Attached Building Forms Allowed. Grading that results in each new modified building stepping and reflecting the topography of the parcel or design sites, and that connects each building with the adjacent street and public realm. A Distance between building entries on slopes Q greater than 10% does not exceed 50'. Finished grade of lot is within 4 feet of the adjacent Q street/right-of-way. Not Allowed. Grading that results in each new building not stepping with the topography of the lot, and disconnects each building from the adjacent street and public realm. 0 aaraaraaia i 1HE n II II I�InH LLMl I _i t Distance between building entries on slopes Q greater than 10% exceeds 50'. Finished grade of lot is more than 4 feet from the Q adjacent street/right-of-way. 2 40 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 117 Building Types 6.B.b Chapter4: Building Types Sections: 4.010 Purpose 4.020 General Standards 4.030 Overview of Building Types 4.040 Duplex Side -by -Side 4.050 Duplex Stacked 4.060 Cottage Housing 4.070 Triplex/Fourplex 4.080 Side Court 4.090 Townhouse 4.100 Courtyard 4.110 Multiplex 4.120 Massing Types 4.010 Purpose This Chapter provides the standards for development of individual building types to achieve the intended physical character of each zone, offer housing choices and affordable housing opportunities. 4.020 General Standards 1. Building types are used to articulate size, scale, and intensity according to the intent of each overlay zone. 2. Each design site shall have only one primary building type, except as follows, and in compliance with all standards: A. Cottage Housing (Section 4.060) may consist of up to nine individual buildings; and B. More than one building type is allowed on parcel that meets the requirements of Figure 2.020.2 (Multiple Buildings on One Site), or includes multiple design sites that meet the standards of this Chapter. 3. On -site shared yard space. The standards identify the required amount and/or minimum size. 4. Parking may be designed as uncovered, covered, tuck -under, detached garage(s), podium or subterranean, in compliance with the overlay zone standards for parking placement. 5. Wings are allowed on certain building types to allow for an increase in building area without increasing the size of the main body. Wings are required to be smaller in size and height than the main body and to be at a distance from the main body so that their fa4ades are not aligned. 6. If a building type does not specify standards for wings, wings are not allowed on that building type. 7. The maximum footprint allowed consists of the main body and wings (if allowed), not including frontage types (e.g., porches, etc.). 8. The maximum number of units identified for each building type is dependent on the design site being large enough to accommodate the overlay zone's standards (e.g., parking). June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 41 Packet Pg. 118 4.030: Overview of Building Types 6.B.b Buildin y 9. New buildings and their improvements are subject to City's local standards for Fire Safety and Building Safety. 10. In overlay zones NRO.M1 and NRO.M2, buildings are allowed to be connected in compliance with the y following: w 2 A. The connection is at least 30 feet behind the building fa4ade nearest to the street; m Y B. The area of connection is at least 15 feet and up to 30 feet wide; and R C. The building fa4ade nearest to the street is in compliance with the required fa4ade zone; and a D. Upper story connections are at least 10 feet above the finished grade of the building and at least 13 -4) feet, 6 inches above if the area below accommodates vehicle access. C U CID c y 4.030 Overview of Building Types = d 1. Table A (Building Types Overview) provides an overview of the allowed building types in each overlay M zone. 2 Specific Standards NR0.S1 Overlay Zones NRO.S2 NRO.M1 NRO.M2 House Scale Duplex Side -by -Side 4.030 P P X X Duplex Stacked 4.040 P P X X Cottage Housing 4.050 P P X X Triplex/Fourplex 4.060 P P P X Side Court 4.070 X P P P Townhouse 4.080 X P P P Courtyard 4.090 X X P P Multiplex 4.100 X X P P Key P = Allowed X = Not Allowed 42 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 119 Building Types 6.B.b This page intentionally left blank June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 43 Packet Pg. 120 4.040: Duplex Side -by -Side 6.B.b Buildin y Photos. City to decide if photo(s) to be replaced with other example(s) of the type. 4.040 Duplex Side -by -Side Example of Duplex Side -by -Side Example of Duplex Side -by -Side Example of Duplex Side -by -Side A small -to -medium-sized, detached, House -Scale Building with small -to -medium setbacks and a rear setback. The building consists of two side -by -side units within a single Building massing. The type has the appearance of a medium - to -large, single -unit house and is scaled to fit within lower - intensity neighborhoods. Units per Building 2 max. Buildings per Design Site 1 max. General Note: Photos on this page are illustrative, not regulatory. 44 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 121 Building Types 4.040: Duplex Side -by -Side 6.B.b Alley access required if alley exists D B g Front Street Key -••- ROW/ Design Site Line Building ----- Building Setback Line 3. Building Size and Massing Height Stories 2.5 max. Main Body' Width 48' max. Q Depth 36' max. Q W i ng(s)'.2 Width 15max. lO Depth 24' max. Q Separation between Wings on 15min. Same Fa4ade Offset from Main Body 5' min. at fa4ades along front street and side street Massing Types M - Sloped Roof Bar Section 4.120.13 Sloped Roof L Section 4.120.1.0 Sloped Roof Forecourt Section 4.120.1.E ' In compliance with Subsection 2 of the overlay zone 2 Height is limited to 1 story less than main body and 10' less to highest eave/parapet. Alley access required if alley exists •-------------- ---------- --------------------------- Q � Q Ln I � I � I � i v I � I ------------- Front Street Key - - ROW/ Design Site Line Frontage Building Setback Line Shared yard Main Entrance Location Front Street3 Q Each unit shall have an entry on or within 20' of the front fa4ade. 3 On corner design sites, each unit shall front a different street. 5. Vehicle Access and Parking Driveway and parking location shall comply with Q standards in Subsection 6 of the overlay zone. Parking may be covered, uncovered, or in a garage. Shared6. Yard Width 15' min. 0 Depth 15' min. Q Required setbacks and driveways do not count toward shared yard space. Required private open space shall be located behind the main body of the building. 0 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 45 Packet Pg. 122 Photos. City to decide if photo(s) to be replaced with other example(s) of the type. 4.050: Duplex Stacked 4.050 Duplex Stacked Example of Duplex Stacked t- Example of Duplex Stacked 6.B.b Buildin y A small -to -medium-sized, detached, House -Scale Building with small -to -medium setbacks and a rear setback. The building consists of two stacked units within a single building massing. The type has the appearance of a medium -to -large, single -unit house and is scaled to fit within lower -intensity neighborhoods. Units per Building 2 max. Buildings per Design Site 1 max. 2 Example of Duplex Stacked General Note: Photos on this page are illustrative, not regulatory. 46 Middle HousingTool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 123 6.B.b Building Types 4.050. Duplex Stacked Alley access required if alley exists Front Street Alley access required if alley exists 3GI XNGG 60 a v v Ln I I I ------------------- Key -.•- ROW/ Design Site Line Building ----- Building Setback Line Height Stories 2.5 max. Main Body' _ Width 36' max. Q Depth 48' max. Q W i ng(s)'.2 Width 15max. 0 Depth 24' max, lO Separation between Wings on 15min. Same Fa4ade Offset from Main Body 5' min. at fa4ades along front street and side street Massing Types moull "I Sloped Roof Box Section 4.120.1.A Sloped Roof Bar Section 4.120.1.13 Sloped Roof L Section 4.120.1.0 ' In compliance with Subsection 2 of the overlay zone 2 Height is limited to 1 story less than main body and 10' less to highest eave/parapet. Front Street Key - - ROW/ Design Site Line Frontage Building Setback Line Shared Yard Main Entrance Location Front Street3 Q Each unit shall have an entry on or within 20' of the front fa4ade. 3 On corner design sites, each unit shall front a different street. 5. Vehicle Access and Parking Driveway and parking location shall comply with Q standards in Subsection 6 of the overlay zone. Parking may be covered, uncovered, or in a garage. Shared6. Yard Width 15' min. 0 Depth 15' min. Q Required setbacks and driveways do not count toward shared yard space. Required private open space shall be located behind the main body of the building. 0 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 47 Packet Pg. 124 4.060: Cottage Housing 6.B.b Buildin y Photos. City to decide if photo(s) to be replaced with other example(s) of the type. 4.060 Cottage Housing Example of Cottage Housing Example of Cottage Housing Example of Cottage Housing A group of up to nine small, detached, House -Scale Buildings arranged to define a shared court open to and visible from the street. The shared court is shared yard space and takes the place of a private rear setback, thus becoming an important community -enhancing element. The type is scaled to fit within low -to -moderate -intensity neighborhoods. Synonym: Bungalow Court Units per Building 1 max. Buildings per Design Site 3 min.; 9 max General Note: Photos on this page are illustrative, not regulatory. 48 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 125 6.B.b Building Types 4.060: Cottage Housing Front Street Key -••- ROW/ Design Site Line Building ----- Building Setback Line Height Front Buildings 1.5 stories max.; 14' to highesteave/parapet Rearmost Building 2.5 stories max.; 22' to highest eave/parapet Main Body' IMMIdupw NR0.S1 NRO.S2 Width 25max. 32' max, lO Depth 25' max. 32' max, lO Separation between Cottages 7' min. - Massing Types Sloped Roof Box Section 4.120.1.A Sloped Roof L Section 4.120.1.0 4. Pedestrian Access court shall be accessible from front street. Q Pedestrian Path Setbacks From Building Entrance 6' min. 0 Main entrance to units required from shared court, except that units on a corner may enter from the side street. Pedestrian connections shall connect all buildings to the public ROW, shared court, and parking areas. ' In compliance with Subsection 2 of the overlay zone Alley access required if alley exists ------------ I I I I I I I I © I I I I Front Street Key - - ROW/ Design Site Line Frontage Building Setback Line Shared Yard Driveway and parking location shall comply with Q standards in Subsection 6 of the overlay zone. Parking may be covered, uncovered, or in a garage. Spaces may be individually accessible by the units and/or common parking area(s) at rear or side of design site. Shared6. Yard <_ 5 units 20' x 30' min. Q > 5 units 20% of lot area, no Q dimension shall be less than 20' Required setbacks and driveways do not count as shared yard space. 7. Miscellaneous Fencing Fencing only allowed around or between individual buildings and shall not exceed 36" in height. Visibility shall be maintained through the fencing. June 30, 2023 Middle HousingToolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 49 Packet Pg. 126 4.070: Triplex/Fourplex 6.B.b Buildin y Photos. City to decide if photo(s) to be replaced with other example(s) of the type. 4.070 Triplex/Fourplex Example of Fourplex Example of Triplex Example of Fourplex A small -to -medium-sized, detached, House -Scale Building that consists of three to four side -by -side and/or stacked units, typically with one shared entry or individual entries along or within 20' of the front. The type has the appearance of a medium-sized, single -unit house and is scaled to fit within low- to moderate -intensity neighborhoods. Units per Building 3 min.; 4 max Buildings per Design Site 1 max. General Note: Photos on this page are illustrative, not regulatory. 50 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 127 6.B.b Building Types 4.070: Triplex/Fourplex Alley access required if alley exists f B A Front Street v v N Key -••- ROW/ Design Site Line Building ----- Building Setback Line Height Stories 2.5 max. Main Body' Width 48' max. Q Depth 48' max. Q W i ng(s)' •2 Width 15' max. Q Depth 20' max. Q Separation between Wings on 15' min. Same Fa4ade Offset from Main Body 5' min. at fa4ades along front street and side street Massing Types Sloped Roof Box Section 4.120.1.A Sloped Roof Bar Section 4.120.13 Sloped Roof L Section 4.120.1.0 Sloped Roof Forecourt Section 4.120.1.E ' In compliance with Subsection 2 of the overlay zone 2 Height is limited to 1 story less than main body and 10' less to highest eave/parapet. Alley access required if alley exists -------------------- - i Key - - ROW/ Design Site Line Frontage Building Setback Line Shared Yard Main Entrance Location Front Street Q Each unit may have an individual entry. Driveway and parking location shall comply with Q standards in Subsection 6 of the overlay zone. Parking may be covered, uncovered, or in a garage. Width 15' min, lO Depth 15' min. Q Required setbacks and driveways do not count towards shared yard space. Required shared yard space shall be located behind the main body of the building. 3 None required if the building is within 800' of public open space 2 L June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 51 Packet Pg. 128 1 Photos. City to decide if photo(s) to be replaced with other example(s) of the type. 4.080: Side Court 4.080 Side Court Side Court, Example 1 (image source: Google) Side Court, Example 2 (Image source: Google) Side Court, Example 3 (image source: Realtor..com) 6.B.b Buildin y A series of house -scale buildings fronting a shared "parking court" that doubles as a driveway and outdoor space for the units. The foremost building faces the street and the shared court; the rearmost building is parallel with the rear parcel line. This type is intended for narrow and deep mid -block parcels and is typically located within low -to -moderate - intensity neighborhoods. Units per Design Site 10 max. Buildings per Design Site 2 max. General Note: Photos on this page are illustrative, not regulatory. 52 Middle HousingTool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 129 Building Types 4.080: Side Court 6.B.b Front Street Key -••- ROW/ Design Site Line Building ----- Building Setback Line 3. Building Size and Massing Height Stories 2.5 max. Main Body (per Building)' NRO.S2 NR0.M1 Width 48' max.z 48' max.z Q Overall Length 60' max. 85' max. Q Massing Types (per Building) Sloped Roof Box Section 4.120.1A Sloped Roof L Section 4.120.1C Sloped Roof Forecourt Section 4.120.1 E Sloped Roof L Courtyard Section 4.120.1 F At least 50% of ground floor space shall be habitable. Habitable space shall not include garage or parking. 4. Pedestrian Access The frontmost unit shall be accessed from the street; Q other units shall be accessed from the parking court. Each primary entrance shall include a frontage type, as Q allowed in Table 6.030.A, within an area at least 7' deep. ' In compliance with Subsection 2 of the overlay zone 2 No max. within 50' of rear design site line l§MMWG EMU Front Street Key - - ROW/ Design Site Line Frontage Building Setback Line Parking Court Driveway and parking location shall comply with standards in Subsection 6 of the overlay zone. Parking Court L Width 26' min. (building facade to property line) Depth Up to rearmost building, in compliance Q with fire access requirements. 6. Shared • Landscaping The area between the parking court pavement and the 0 property line shall be landscaped, averaging at least 4 feet in width along the length of the parking court. The area between all habitable space and the parking Q court pavement shall be landscaped, averaging at least 2 feet in width along each fa4ade. Paving Parking court surface may be stamped concrete, pavers, brick, and/or grasscrete. No more than 20% of the surface area may be asphalt or untextured poured concrete. The edges of the parking court pavement shall not be composed exclusively of straight lines. WP 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 53 Packet Pg. 130 4.090: Townhouse 6.B.b Buildin y Photos. City to decide if photo(s) to be replaced with other example(s) of the type. 4.090 Townhouse Example of 2.5-Story Townhouse Example of 2.5-Story Townhouse Example of 3-Story Townhouse A small -sized, typically attached, House -Scale Building (up to four units side -by -side) with a rear setback. Each Townhouse consists of up to two flats. As allowed by the overlay zone, the type may also be detached with minimal separations between buildings. The type is typically located within low - to -moderate -intensity neighborhoods. Synonym: Rowhouse 2. Number of Units MA NRO.S.2 NRO.M1 NRO.M2 Units per Townhouse -2 max.' - Townhouses per Building 3 max. 5 max. 8 max. Buildings per Design Site 1 max. ' Reflects multiple flats stacked vertically General Note: Photos on this page are illustrative, not regulatory. 54 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 131 Off__!-_B.b Building Types 4.090: Townhouse Alley access required if alley exists � I I i i I Front Street Key -.•- ROW/ Design Site Line Building ----- Building Setback Line Height NRO.S2 NR0.M1 NRO.M2 Stories 2.5 max.— 3 max. Main Body2l Depth per Unit 40' max. 40' max. 48' max. Q Width per Building 60' max. 80' max. 128' max. Q W i ng(s)2,3 Width 14' max. 0 Depth 28' max. Q Separation between Wings 15' min. on Same Fa4ade Offset from Main Body 5' min. at facades along front street and side street Massing Types (Per Building) Sloped Roof Bar Section 4.120.1.13 Sloped Roof Section4.120.1.D Sloped Roof Forecourt Section 4.120.1.E 2 In compliance with Subsection 2 of the overlay zone 3 Except in NRO.M2, height is limited to 1 story less than main body and 10' less to highest eave/parapet. Alley access required if alley exists LL I I Y I I w I � i i O I � I .y I c I _ Front Street Key - - ROW/ Design Site Line Frontage Building Setback Line Shared yard Main Entrance Location Front Street Each unit shall have an individual entry facing a street. 5. Vehicle Access and Parking Driveway and parking location shall comply with Q standards in Subsection 6 of the overlay zone. Parking may be covered, uncovered, or in a garage Private Yard Space - Size 8' x 8' min. Q Required setbacks and driveways do not count toward private yard space. Required private yard space shall be located behind the main body of the building. June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 55 Packet Pg. 132 Photos. City to decide if photo(s) to be replaced with other example(s) of the type. 4.100: Courtyard 4.100 Courtyard Example of 3-Story Courtyard Example of 3-Story Courtyard Example of 2.5-Story Courtyard 6.B.b Buildin y A detached, House -Scale Building that consists of up to 16 multiple attached and/or stacked units, accessed from a shared courtyard. The shared court is shared yard space and takes the place of a rear setback. The type is typically integrated as a small portion of lower -intensity neighborhoods or more consistently into moderate -intensity neighborhoods. Synonym: Courtyard Apartment 2. Number of Units hIL NRO.M1 NRO.M2 Units per Building 12 max. 16 max. Buildings per Design Site 1 max. General Note: Photos on this page are illustrative, not regulatory. 56 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 133 Off__!-_B.b Building Types 4.100: Courtyard Alley access required if alley exists ------- ----- I' I Front Street Key -••- ROW/ Design Site Line Building ----- Building Setback Line Height NR0.M1 NRO.M2 Stories 2.5 max. 3 max. Main Body' Overall Width 75' max. 100' max. Q Overall Depth 60' max. 100' max. Q Size 40' max. 0 Massing Types Sloped Roof L Courtyard (L shaped) Section 4.120.1.F Sloped Roof Front Courtyard (U-shaped) Section 4.120.1.G ' In compliance with Subsection 2 of the overlay zone Alley access required if alley exists Front Street Key - - ROW/ Design Site Line Frontage Building Setback Line Shared Yard Main Entrance Location Courtyard or Street Q 2The main entry of ground floor units shall be directly off of a courtyard or street, whichever is closer. Driveway and parking location shall comply with standards in Subsection 6 of the overlay zone. Parking may be covered, uncovered, or in a garage. Shared Yard space L-shaped U-shaped Width (clear) 20' min.3 25' min. Q Depth (clear) 30' min.° 35' min.° Q Courtyard(s) shall be accessible from the front street. Multiple courtyards are required to be connected via a Passage through or between buildings. Building shall define at least two walls of the courtyard. Front of courtyard not defined by building may be defined by 2'-6" to 5tall wall with entry gate/door. 325' min. for a 3-story building. 450' min. for a 3-story building 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 57 Packet Pg. 134 Photos. City to decide if photo(s) to be replaced with other example(s) of the type. 4.110: Multiplex 4.110 Multiplex Example of 2.5-Story Multiplex Example of 2.5-Story Multiplex 6.B.b Buildin y A medium -to -large -sized, detached, House -Scale Building that consists of up to 18 side -by -side and/or stacked units, typically with one shared entry. The type is scaled to fit within moderate -intensity neighborhoods. Synonym: Mansion Apartment 2. Number of Units NRO.M1 NRO.M2 Units per Building 8 max. 18 max. Buildings per Design Site 2 Example of 3-Story Multiplex General Note: Photos on this page are illustrative, not regulatory. 58 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 135 6.B.b Building Types 4.110: Multiplex Alley access required if alley exists C D A B A Front Street Key -••- ROW/ Design Site Line Building ----- Building Setback Line v v Height NR0.M1 NRO.M2 Stories 2.5 max. 3 max. Main Body' Width 60' max. Q Depth 60' max. Q W i ng(s)' •2 Width 24' max. 0 Depth 30' max. Q Separation between Wings on 15' min. Same Fa4ade Offset from Main Body 5min.3 3' min.3 Massing Types Sloped Roof Bar Section 4.120.1.13 Sloped Roof L Section 4.120.1.0 Sloped Roof Section 4.120.1.D Sloped Roof Forecourt Section 4.120.1.E ' In compliance with Subsection 2 of the overlay zone z In NRO.M1 overlay zone, height is limited to 1 story less than main body and 10' less to highest eave/parapet. 3At facades along front street and side street Alley access required if alley exists ------------------ --- ----------------------- I I I I I I - -------------------- ------------- ------ ---------------------' b b Front Street b Key - - ROW/ Design Site Line Frontage Building Setback Line Main Entrance Location Front Street Q Units located in the main body shall be accessed by a common entry along the front or side street. On corner design sites, units in a wing may enter from the side street. 5. Vehicle Access and Parking Driveway and parking location shall comply with Q standards in Subsection 6 of the overlay zone. Parking may be covered, uncovered, or in a garage. 6. Shared Yard 4 Area 400 sf Q Min. Dimension 15' Required setbacks and driveways do not count toward shared yard space. Required shared yard space shall be located behind the main body of the building. 4 None required if the building is within 800' of public open space. 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 59 Packet Pg. 136 4.120: Massing Types 4.120 Massing Types 6.B.b Buildin y Select from the allowed massing types in Subsection 3 of the building type and apply the standards to the main body width and along the side street. The selected main body massing type serves as an organizational framework for the building form but shall not preclude the incorporation of secondary architectural features such as bay windows, balconies, gables, dormers, tower elements, projections, recesses, or stepbacks in compliance with Chapter xx (Architectural Standards) and the applicable zone standards. A. Sloped Roof Box This massing type is a simple rectilinear form that is deeper than it is long. Main Body Main Body Width Max, allowed by Subsection 3 Q of the building type B. Sloped Roof Bar C. Sloped Roof L Roof Form Gable, Hip, Shed This massing type is a simple rectilinear form that is longer than it is deep. Main Body Main Body Width Max. allowed by Subsection 3 Q of the building type Roof Form Gable, Hip, Shed I This massing type divides the facade into two parts, with one part projecting and one part set back to create a shallow forecourt. Main Body Main Body Width Max. allowed by Subsection 3 Q of the building type Projecting Volume' 1 bay min.; 3 bays max. Q Recessed Fa4ade' 1 bay min.; 5 bays max. Q Roof Form Gable, Hip, Shed ' Fa4ades of intersecting volumes shall be offset by a minimum of 3 feet. 4) 2 m Y ui R a d 0 U CID c 0 0 x d 2 60 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 137 6.B.b Building Types 4.120: Massing Types D. Sloped Roof T E. Sloped Roof Forecourt This massing type divides the fa4ade into three parts, with the middle part projecting. Main Body T Main Body Width Max. allowed by Subsection 3 Q of the building type Projecting Volume' 1 bay min.; 3 bays max. Q Recessed Fa4ade' 1 bay min.; 5 bays max. Q Roof Form Gable, Hip, Shed This massing type divides the fa4ade into three parts, with the middle part set back slightly to create a shallow forecourt. Main Body Main Body Width Max. allowed by Subsection 3 Q of the building type Projecting Volume' 1 bay min.; 3 bays max. Q Recessed Fa4ade' 1 bay min.; 7 bays max. Q Roof Form Gable, Hip, Shed ' Fa4ades of intersecting volumes shall be offset by a minimum of 3 feet. N d 3 rn rn m Y ui cc M a d M 0 U c U) 0 x d 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 61 Packet Pg. 138 4.120: Massing Types F. Sloped Roof L Courtyard 6.B.b Buildin y This massing type divides the fa4ade into two parts, with one part set back substantially to create a courtyard. Main Body J Main Body Width Max. allowed by Subsection 3 Q of the building type Projecting Volume' 1 bay min.; 3 bays max. Q Recessed Fa4ade' 1 bay min.; 7 bays max. Q Roof Form Gable, Hip, Shed 2 G. Sloped Roof Front Courtyard This massing type divides the fa4ade into three parts, with the middle part set back substantially to create a courtyard. Main Body GEMEPROMI Main Body Width Max. allowed by Subsection 3 Q of the building type Projecting Wing' 1 bay min.; 3 bays max. Q Center Fa4ade' 1 bay min.; 5 bays max. Q Roof Form Gable, Hip, Shed ' Fa4ades of intersecting volumes shall be offset by a minimum of 3 feet. 62 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 139 Frontage Types 6.B.b Chapter #A2: Sections: Frontage Types #A2.010 Purpose #A2.020 General Standards #A2.030 Overview of Frontage Types #A2.040 Porch Projecting #A2.050 Porch Engaged #A2.060 Dooryard #A2.070 Stoop #A2.080 Common Entry #A2.010 Purpose This Chapter provides the standards for private frontages ("frontages"). Private frontages are the components of a building that provide the transition and interface between the public realm (street and sidewalk) and the private realm (setback or building). #A2.020 General Standards 1. The names of the private frontage types indicate their particular configuration or function and are not intended to limit uses within the associated building. 2. Each building is required to include a private frontage type at each building entry along the front and/or side street or adjacent shared yard space. 3. The ground floor, for a minimum depth as identified in Subsection 4 of the zone, is required to be habitable/occupiable space in compliance with this Chapter. Accessibility is provided through the allowed private frontage types for each zone. 4. Private frontage types not listed in Subsection 8 of the zone are not allowed in that zone. 5. Each building may have different private frontage types in compliance with the allowed types in Subsection 8 of the zone. 6. Each private frontage type shall be located in compliance with the fa4ade zone per Subsection 5 of the zone. 7. Standards are stated for the front and side street fa4ades of a design site. 8. In addition to the zone's standards, each private frontage is further refined through these standards to further calibrate the type for its context. June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 63 Packet Pg. 140 #A2.030 6.B.b Frontage ypes #A2.030 Overview of Frontage Types Table A (Frontage Types Overview) provides a summary of the allowed private frontage types in each zone. N See referenced Section(s) for standards. N N Table 1 1A: Frontage Types Overview d Y Zones m Private Frontage Specific M Type Standards NRO.S1 NRO.S2 NRO.M1 NRO.M2 Q- 0 Porch Projecting #A2.040 P P P P d Porch Engaged #A2.050 P P P P U Dooryard #A2.060 P P P P c Stoop #A2.070 X P P P y o Common Entry #A2.080 X X P P = d Key P = Allowed X = Not Allowed 64 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 141 Frontage Types 6.B.b This page intentionally left blank June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 65 Packet Pg. 142 #A2.040: Porch Projecting 6.B.b Frontag y #A2.040 Porch Projecting Example of a Projecting Porch Example of a Projecting Porch Example of an Uncovered Projecting Porch The main fa4ade of the building is set back from the front or side street design site line with a covered structure encroaching into the front setback. The resulting setback area may be defined by a fence or hedge to spatially maintain the edge of the street. The Porch may be one or two stories, is open on three sides, with all habitable space located behind the building setback line. General Note: Photos on this page are illustrative, not regulatory. 66 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 143 Frontage Types #A2.040: Porch Projecting 6.B.b Setback ROW Street Setback ROW Street Key ROW/ Design Site Line Setback Line Width, Clear 15' min.' Q 3. Miscellaneous Porch shall be open on three sides. Clear glass may be Depth, Clear 8' min. Q installed between the porch columns. Height, Clear 8' min. Q The porch is not required to be covered. Stories 2 stories max. The Porch is allowed to encroach into the front and side Finish Level above Sidewalk 12" min.2 Q street setbacks in compliance with Subsection 6 of the zone. Pedestrian Access 3' wide min. © Ramps are required to be integrated along the side of the Distance between fa4ade and 15min. Q building to connect with the Projecting Porch. Design Site Line ' Reduce to 8' min. and maximum 1 story when applied to Cottage Housing building type 2Shared entries may be set at grade per local and federal accessibility standards. N d 3 � fn City to decic specific buildin 4) )e standards pr over current a standards. BE a decidingthat I standards pri o , considerati 0 should be giv how current c standards m = change the ou ie proposed by buildingtyi -- June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 67 Packet Pg. 144 #A2.050: Porch Engaged 6.B.b Frontag y #A2.050 Porch Engaged Example of an Engaged Porch Example of a Engaged Porch Example of an Engaged Porch A portion of the main facade of the building is set back from the front or side street design site line to create an area for a covered structure that projects from the fa4ade that is set back. The Porch may project into the front setback. The resulting setback may be defined by a fence or hedge to spatially maintain the edge of the street. The Porch may be one or two stories and has two adjacent sides that are engaged to the building, while the other two sides are open. General Note: Photos on this page are illustrative, not regulatory. 68 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 145 Frontage Types #A2.050: Porch Engaged 6.B.b Setback ROW Street Key Setback ROW Street ROW/ Design Site Line Setback Line Width, Clear 8' min. Q 3. Miscellaneous Up to 20% of the building fa4ade and porch(es) may project Depth, Clear 8' min. Q into the front setback line for the zone. Height, Clear 8' min. Q Porch shall be open on two sides. Clear glass may be Stories 2 stories max. installed between the porch columns. Finish Level above Sidewalk 12" min.' Q The Porch is allowed to encroach into the front and side Pedestrian Access 3' wide min. © street setbacks in compliance with Subsection 6 of the zone. Encroachment Area of Building Fa4ade Ramps are required to be integrated along the side of the Depth 6' max. Q building to connect with the Engaged Porch. Width 1/3 min. of overall 0 building fa4ade 'Shared entries may be set at grade per local and federal accessibility standards. N d 3 � fn City to decic specific buildin Y )e standards pr over current a standards. BE a decidingthat I standards pri o , considerati 0 should be giv how current c standards m = change the ou ie proposed by buildingtyi -- June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 69 Packet Pg. 146 #A2.060: Dooryard 6.B.b Frontag y #A2.O6O Dooryard Example of a Dooryard Example of a Dooryard Example of a Dooryard The main fa4ade of the building is set back from the front or side street design site line, which is defined by a low wall or hedge, creating a small private area between the sidewalk and the fa4ade. Each Dooryard is separated from adjacent Dooryards. The Dooryard may be raised or at grade. General Note: Photos on this page are illustrative, not regulatory. 70 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 147 Frontage Types #A2.060: Dooryord PI 6.B.b Setback ROW Street Setback ROW Street Key ROW/ Design Site Line Setback Line Depth, Clear 6' min. Q 3. Miscellaneous Each Dooryard shall provide access to only one ground floor Length 15' min. Q entry. Distance between Glazing 4' max. Q The Dooryard is allowed to encroach into the front and side Depth of Recessed Entries 3max. Q street setbacks in compliance with Subsection 6 of the zone. Pedestrian Access 3wide min. © Ramps are required to be integrated along the side of the Finish Level above Sidewalk 12" max.' Q building to connect with the Dooryard. Height of Dooryard Fence/Wall 36" max. Q above Finish Level ' Shared entries may be set at grade per local and federal accessibility standards. N d 3 � fn City to decic specific buildin Y )e standards pr over current a standards. BE a decidingthat I standards pri o , considerati 0 IM should be giv how current c standards m = change the ou ie proposed by buildingtyi -- June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 71 Packet Pg. 148 #A2.070: Stoop 6.B.b Frontag y #A2.070 Stoop r Example of a Stoop Example of a Stoop Example of a Stoop The main fa4ade of the building is near the front or side street design site line with steps to an elevated entry. The Stoop is elevated above the sidewalk to provide privacy along the sidewalk -facing rooms. Stairs or ramps from the Stoop may lead directly to the sidewalk or may be parallel to the sidewalk. General Note: Photos on this page are illustrative, not regulatory. 72 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 149 Frontage Types #A2.070: Stoop 6.B.b Setback ROW Street Setback ROW Street Key ROW/ Design Site Line Setback Line Width, Clear 4' min. Q 3. Miscellaneous Stairs may be perpendicular or parallel to the building Depth, Clear 3' min. Q fa4ade. Height, Clear 8' min. Q Entry doors shall be covered or recessed to provide shelter Stories 1 story max. from the elements. Finish Level above Sidewalk 12" min. Q All doors shall face the street. Distance between fa4ade and 6' min. © The Stoop is allowed to encroach into the front and side Design Site Line street setbacks in compliance with Subsection 6 of the zone. Ramps are required to be integrated along the side of the building to connect with the Stoop. N d 3 � fn City to decic specific buildin Y )e standards pr over current a standards. BE a decidingthat I standards pri o , considerati 0 should be giv how current c standards m = change the ou ie proposed by buildingtyi -- J June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 73 Packet Pg. 150 #A2.080: Common Entry 6.B.b Frontag y #A2.080 Common Entry Example of a Common Entry 1.11 one. on No on Example of a Common Entry Example of a Common Entry The main fa4ade of the building is near or set back from the front or side street design site line, with a covered entry within the main fa4ade, providing a transition between the sidewalk and the interior. The entryway leads to a lobby or foyer that provides interior access to units. General Note: Photos on this page are illustrative, not regulatory. 2 74 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 151 Frontage Types #A2.080: Common Entry 6.B.b Setback ROW Street Key ROW/ Design Site Line Setback Line Setback ROW Street Width, Clear 6' min. 0 Entry doors shall be covered and/or recessed to provide Height to Canopy/Ceiling, Clear 2.5 x Clear Width max. 0 shelter from the elements. Finish Level above Sidewalk 0" min.; 30" max. 0 Gates are not allowed. Entry doors shall face the street. Canopy, where provided, shall be at least as wide as the oneninz N d 3 � fn City to decic specific buildin Y )e standards pr over current a standards. BE a decidingthat I standards pri o , considerati 0 should be giv how current c standards m = change the ou ie proposed by buildingty[ -- June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 75 Packet Pg. 152 6.B.b Frontage ypes This page intentionally left blank 76 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 153 Architectural Standards 6.B.b Chapter #B: Architectural Standards Sections: #B.010 Purpose #B.020 Applicability #B.030 Exterior Elements #B.040 Exterior Materials #B.050 Privacy #13.010 Purpose This Chapter sets forth standards that supplement the overlay zone standards to further refine the intended building form and physical character. #13.020 Applicability Unless stated otherwise, all subsections within this Chapter apply to front fa4ades, side street fa4ades, side interior fa4ades, and rear fa4ades. Fire walls, visible party walls, and side interior fa4ades less than 5 feet from a shared design site line are exempt. m w. a d M O U c 3 Standard City to deterr if changes tc numerical star v is �a are necessar c local needs. Ci r so to decide if adc Y ial topics are tc o regulated anc -0 1 those standar °' it M if some topic; d I standards arE a to be regulate 0 d removed from w se pages. a CID c .y O O 2 _d 2 N r.+ C O E t C� R El C d E t V lC r.+ r.+ Q June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 77 Packet Pg. 154 #8.030: Exterior Elements 6.B.b Architectural Standards #B.030 Exterior Elements 1110111 111011 11 �� 11 Window Elevation 1. Windows Opening Proportion At least 75% of individual windows on each building shall Q be oriented vertically (width no greater than height). Windows with width greater than their height shall be ganged with vertically -oriented windows or doors. Mullions FK_ R41" � Mullions required between ganged windows. Q Window Frame Recess from Wall Finish Surface Punched Openings 2" min. Q All Other Windows No min. Projection from Wall Finish 1" min. Q Surface Slope (Toward Exterior) 1:12 min. Extension Beyond Sides of 1/2 sill height, min.2 Opening Required only for windows or groups of windows within punched openings 2 Required only for windows surrounded by masonry finish material. Window Section Surround Requirements with Siding or Shingle Finish Material Trim Widths Head 2" min. jamb 2" min. Apron 3" min. Requirements with Masonry Finish Material Window openings surrounded by masonry finish materials shall be spanned by a lintel or arch. Lintel Height 1/8 of opening width, min. Extension Beyond Sides 1/2 lintel height, min. of Opening Within an arch, all joints shall align with a common point on the opening's center line. Where expressed, the keystone shall be centered on the opening's center line. Vertical joints along the center line are not allowed. 2 78 Middle HousingToolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 155 6.B.b Architectural Standards #B.030: Exterior Elements Roof and Dormers The primary roof form shall be designed according to the applicable massing type(s) for the selected building type, subject to the standards and exceptions in this Subsection. Roof Pitch_ AN& - Gable/Hip Roofs 3:12 min. Shed (Monopitch) Roofs 2:12 min. Flat Roofs No min. Porch Roofs 3:12 min .3 Roof Detailing Sloped Roofs Eave Depth 8" min. or profiled Q Flat Roofs Flat roof shall include parapet to conceal all roof areas/ equipment from view of a public street or space. Parapet shall match the materials and finishes used on the building walls. Dormers may project above the planes defined by the massing type's primary roof form. False fronts, applied mansard forms, and other artificial rooflines that do not connect elevations are prohibited. Vents and Ducts All vents and ducts shall protrude either behind the parapet of a flat roof or within the upper half of a sloped roof, painted to match the roof surface. 3 Porches may have a shallower roof pitch than the main body of the building. Juliet Balcony Occupiable Balcony Separation from Roof Edge 2' min. Q Height to Dormer Eave 6' max. Q Total width of dormer(s) within a roof plane shall not exceed 50% of the width of the roof plane. 4. Balconies Allowed Types Q Type 1 -Juliet Balcony Inward -swinging doors with full glazing required Q Base Height (Required) 3" min. Q Base Projection (Required) 4" min. Type 2 - Occupiable Balcony Depth 6' min. Area 48 sf min. Recess into Facade 54" max. Overall Width 10'0" max. Width Between Posts Guard/Railing (Required) Height Brackets Depth 3' min. on center Per Building Code 80% of projection depth at bracket, min. Q Height 50% of bracket depth, min. Q Spacing 6' on center, max. Q 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 79 Packet Pg. 156 #8.030: Exterior Elements 6.B.b Architectural Standards Any habitable outdoor space supported by the building structure, including occupiable balconies, shall either be uncovered or sheltered according to one of the following patterns: This type shall include posts and beams supporting a semi -open roof structure or lattice. Posts shall be no narrower than 3.5 inches or 1/20 of the unbraced post length, whichever is greater. Rectilinear This space type shall be bounded by square/rectangular piers framing rectilinear wall openings and supporting a full floor/roof structure If lintels are expressed on the fa4ade, they shall extend over the piers by half the lintel height at each end. Piers shall be no narrower in any dimension than 15.5 inches or 1/6 of the opening width, whichever is greater. Piers at corners shall be wider than piers between openings. Post and Beam This type shall include posts and beams connected by brackets and supporting a full floor/roof structure. Posts shall be no narrower than 3.5 inches or 1/20 of the unbraced post length, whichever is greater. The distance between posts shall be no wider than the total post height. Textile Shading This space type shall be shaded by fabric elements, such as awnings or stretched canvas, secured to the building structure. Arched Openings Arched openings shall be bounded by columns, piers, or sections of solid wall supporting a full floor/roof structure. The ratio of column diameter at lowest part of shaft to column height shall be no less than 1:10 and no greater than 1:7. Width of wall sections or piers at outside corners shall be no less than 1/3 of the opening width. Piers between multiple arched openings may be narrower. Sheltered by Main Roof Form This space type shall be covered by a roof supported by other building volumes. 80 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 157 6.B.b Architectural Standards #B.040: Exterior Materials #B.040 Exterior Materials 1. Durability y A. Exterior timber shall be protected from decay by at least one of the following: m N (1) Staining and sealing; m Y (2) Painting; and/or (3) Material properties. Pressure treated lumber is not allowed as a facade finish material. The w a following types of unpainted wood are allowed: d (a) Teak o U (b) Cedar a' c (c) Redwood y 0 0 x (d) White Oak (e) Ipe/Brazilian Walnut 2 (f) Bald CypressU. �a (g) Black Locust r B. Exterior ferrous metals shall be protected from corrosion by at least one of the following: °o t— (1) Painting or other impermeable coating; and/or 0 m (2) Metallurgical properties. The following types of metal are allowed: `° d G (a) Galvanized steel U) 0 (b) Stainless steel 0 tY (c) Weathering steel (e.g., COR-TEN) U) a 2. Materials Defining Building Elements ED y A. Bays. Changes in wall finish material shall occur at the boundaries between bays rather than within a = bay. d B. Parapet. (1) Parapets shall terminate in a parapet cap of stone, brick, concrete, tile, metal, or molded stucco. C. Materials Allowed for Building Details/Ornament (1) Wood (2) Metal (steel, copper, aluminum, tin) (3) Glass fiber reinforced concrete (GFRC)/fiberglass (4) Terra-cotta (5) Tile (6) Plaster June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 81 Packet Pg. 158 #8.050. Privacy 6.B.b Architectural Standards #13.050 Privacy 1. Intent. These standards are designed to provide privacy, while seated, between primary living spaces N of buildings on each side of a lot line where side setbacks are required or provided where not required. 0 Windows and balconies along the side of a building within 20 feet of an interior side lot line in all zones U) are subject to these standards. >+ m Y 2. Standards ui R A. Primary living spaces adjoining an interior side setback shall either: a (1) Orient principal/main windows/glazed openings toward the front and rear of the building, away -4) from interior side lot lines; or o U (2) Set the window/glazing openings: CI .y (a) Perpendicular to interior side lot lines; or ' 0 x (b) More than six feet from interior side lot lines B. Windows within 6 feet of an interior side lot line shall either: (1) Have a minimum sill height of 44 inches; or (2) Place the window at an angle of at least 30 degrees, measured perpendicular to the adjacent r side lot line. .19 C. Balconies are prohibited within 6 feet of an interior side lot line. Figure #13.050.1: Sill Height Standards along Interior Side Lot Line _. _ Lot Line ____ Sideyard Setback Line E] Area Within 6' of Lot Line Q Principal Window Q 44" min. Sill Height Q No Limitation on Sill Heights (Window at 30' angle) 82 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 159 Large Site Standards 6.B.b Chapter #C: Large Site Standards Sections: #C.010 Purpose #C.020 Walkable Neighborhood Plan #C.010 Purpose This Chapter establishes standards to create walkable neighborhoods from parcels of 5 acres or more. 1. Development subject to this Chapter is required to create and reinforce walkable neighborhoods with a mix of housing, civic, retail, and service uses within a compact, walkable, and transit -friendly environment 2. Developments in compliance with this Section shall achieve the following goals: A. Improve the built environment and human habitat; B. Promote development patterns that support safe, effective, and multi -modal transportation options, including auto, pedestrian, bicycle, and transit; C. Reduce vehicle traffic and support transit by providing for a mixture of land uses, highly interconnected block and street network, and compact community form; D. Generate or reinforce neighborhoods with a variety of housing types to serve the needs of a diverse population; E. Promote the health benefits of walkable environments; F. Generate pedestrian -oriented and scaled neighborhoods where the automobile is accommodated but does not dominate the streetscapes; G. Reinforce the unique identity of jurisdiction and build upon the local context, climate, and history; H. Realize development based on the patterns of existing walkable neighborhoods; and I. Design that suits specific topographical, environmental, design site layout, and design constraints unique to the design site. m w cc a d 0 U c .y 3 O Project Sh City to deci( proposed thre: Is are to be decr, v d or increased c change 5 ai r threshold to 4, Y s). 0 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 83 Packet Pg. 160 #C.020: Walkable Neighborhood Plan 6.B.b Large Site St8liuciluS #C.020 Walkable Neighborhood Plan 1. Applicability. As required by Table 2.020.A. Projects of 5 acres or more are subject to the requirements for a Walkable Neighborhood Plan (WNP) as described in this Chapter. 2. Required Walkable Neighborhood Plan Content A. Each WNP shall include a set of plans that show the proposed physical character of the development, in plan view: (1) Boundaries of the proposed development; (2) Existing and proposed blocks within a 1,500 foot radius of the development boundaries; (3) New or modified public open space(s), in compliance with Section #C.040 (Public Open Spaces); (4) Proposed overlay zones, in compliance with Subsection 3 of this Chapter; (5) New or modified thoroughfare(s), in compliance with Section #C.030 (Thoroughfares). Proposed trees and landscaping along thoroughfares and in public open space types; and (6) Identification of the proposed buildings or building types and private frontage types on each block in compliance with the zone standards. (a) As individual needs of a development may change overtime, the building types specified in the WNP may be substituted with other building types allowed by the zone in compliance with the zone standards. 3. Walkable Neighborhood Plan Standards A. Thoroughfares and Blocks Required (1) New blocks within a development are to be created using only the thoroughfares (public or private) with Section #D.030 (Thoroughfares) or public open space types in Section #C040 (Public Open Spaces). (2) Individual block lengths and the total block perimeter shall be in compliance with the standards in Table A (Block Size Standards). (a) The arrangement of new thoroughfares shall provide for the alignment and continuation of existing or proposed streets into adjoining lands where the adjoining lands are undeveloped and intended for future development, or where the adjoining lands are undeveloped and include opportunities for such connections. (b) Thoroughfares shall be extended to or along adjoining property boundaries to provide a roadway connection or street stub for development, in compliance with Table A (Block Size Standards), for each direction (north, south, east, and west) in which development abuts vacant land. (c) Right-of-way stubs shall be identified and include a notation that all stubs are to connect with future thoroughfares on adjoining property and be designed to transition in compliance with Section #C.030 (Thoroughfares). (d) New dead-end streets and cul-de-sacs are not allowed. (3) If a zone that requires building types is mapped onto a block, the block shall be wide enough to result in two halves of developable design sites in compliance with the design site depth standards of the zone. 84 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 161 6.B.b Large Site Standards #CO20: Walkable Neighborhood Plan (4) An attached half -block is allowed to adjoin an existing half -block. (5) Blocks may be uniquely shaped in compliance with the standards in Table A (Block Size Standards), and the allowed adjustments in Table #E2.030.A (Adjustments to Standards for Lots Less Than 10% Slope) and Table #E2.030.B (Adjustments to Standards for Lots Over 10% Slope). Table Block Length Block Perimeter Depth of Attached Half-Block(s) 500' max. 1,800' max. 700' max. with mid -block passage 1,800' max. Distance from thoroughfare or public ROW to shared property line Figure #C.020.1 Block Size --------------- Block Length - ••- Block Perimeter - - Design Site B. Public Open Space Required U 0 m 0 m 300' max. 300' max. (1) A minimum of 10 percent of the net developable area shall be set aside as public open space, after subtracting street and alley rights -of -way. Public open space shall be designed in compliance with Section #D.040 (Public Open Space). One or more public open spaces may be used to meet the required area. C. Required Mix of Building Types and Frontage Types (1) Where a zone requiring building types is mapped onto more than half of anew block, the WNP shall maintain a mix of at least two different building types within that block, using only the types allowed in the zone. Half -blocks adjoining existing development are exempt from this requirement. (2) Along each block face containing more than one building entrance, the WNP shall maintain a mix of at least two different private frontage types, using only the types allowed in the zone(s). D. Allocation of Zones (1) The zone(s) identified on the palette of overlay Zone Map shall be replaced by one or more zones in compliance with this subsection. (2) The proposed zone(s) shall be selected only from the zones in Chapter 2 and shall be mapped on the proposed blocks and any existing blocks in the development. 4. Stormwater Management. The most recent stormwater management standards, as adopted by the City, County, or State, must be implemented. m- City to deci, 1 if numeric, ai requirement, a block lengths revised to m 0 local block len v . 0) c .y - 0 x d C LL Public Open 5 c e Required H Be sure to calc m a the requirE 30 d amount of pt G open space A COS thoroughfare ; 0 s (public or prig co have been ap as I to the develop = it area and th 0 0 subtract the , x of all thorougl areas (publi( private) from total developr area. Also, w m finalizing tr t minimum amo tea, A public open s Q required, con, amounts begil E E at 10% to idea the amount 1 (a still provides F Q r open space v maintaining m t feasibility for project. June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 85 Packet Pg. 162 #C.020: Walkable Neighborhood Plan 6 Large Site Stall:---E] Figure #C.020.2: Walkable Neighborhood Plan Design Process Overview for Large Sites WBlocks Divide development area to create smaller blocks and a network of interconnected streets, see Table A (Block Size Standards) and Section #D.030 (Thoroughfares). Street I 1 I I I I ,—Propertyl Boundary Apply zones to implement the intended physical character in compliance with Chapter 2. —J '--Street eyey New Street I - � I _ .LA Hey z Alley Stream" — 0 Neighborhood Residential Overlay.Small2 0 Neighborhood Residential Overlay. Medium 1 0 Neighborhood Residential Overlay. Medium 2 © Public•• -Space A. Introduce new streets from the lurisdiction Street Standards in Section x.xx.xxx. B. Identify at least 10% of the development area as new public open space. 10% is calculated after subtracting thoroughfare areas (streets, passages, alleys). For each block, select at least two building types from the allowable building types in Subsection 2 of each zone and introduce design sites' within each block based on the required design site width and depth. — — J L ree 'Design site lines may be permanently recorded by the applicant. r3 If rear vehicular access is preferred, introduce alleys to provide access to design sites and maintain a continuous streetscape without the interruption of driveways. M b L Street Alley J Alley _ N W Street z' Lley �6 Show the different building types in each block, and identify the selected frontage types for each design site. See Subsection 4 of each zone and check Section B.020 (Walkable Neighborhood Plan) for all standards. 0 House fO Duplex O Multiplex OCourtyard © Townhouse 0 Main Street Building 2 86 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 163 Streetscapes and Public Open Spaces 6.B.b Chapter #D: Streetscapes and Public Open Spaces Sections: #D.010 Purpose #D.020 Public Frontage #D.030 Thoroughfares #D.040 Public Open Spaces #D.010 Purpose This Chapter establishes standards to create new or support existing walkable neighborhoods through pedestrian -oriented thoroughfares and public space. N Y ui cc a d 0 U c y 0 2 d 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 87 Packet Pg. 164 6.B.b Streetscapes and Public Open City to decide if changes needed to when certain improvements are required or, if additional requirements are needed. #D.O2O Public Frontage 1. Intent. Public frontage types provide a coordinated approach to design standards for the area between each design site's private frontage(s) and the adjoining right-of-way or private driveway easement. Public frontage types consist of planters, walkways, curbs, planters, planting and lighting. 2. Required Improvements. The public frontage along the design site(s) shall be improved per Table A (Required Improvements) and the development scenario that applies to the project. Development Scenario Two or More Infill Design Site Design Sites More Than Half of Required Improvements on Existing Block on Existing Block Existing Block New Block(s) Development Development Development Development consists of one consists of two or consists of two or creates one or more design site. more design sites more design sites new blocks. that are less than that are more than half of the block face. half of the block face. a. Sidewalk. Add missing R R R R segment(s) along abutting front and/or side street. b. Sidewalk. Repair uneven R R R N/A segments along abutting front and/or side street. c. Street trees. Add street trees R R R R along abutting front and/ or side street where there is adequate room to also maintain sufficient width for traffic lanes, pedestrian sidewalks, and bicycle facilities. d. Crosswalk improvements. X X X R Add crosswalk as required by [Including local public works standards. adjacent and new intersection(s)] e. Bicycle facilities. Add bicycle X X R R facilities. [Including bike lanes] f. Curb and Gutter. Replace R R R N/A broken and damaged curb and gutter along abutting front and/ or side street. Key R = Required X = Not Required N a) m Y ui R a d 0 U CID c 0 0 d 2 88 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 165 6.B.b Streetscapes and Public Open Spaces #D.020. Public Frontage 3. Design Standards for Public Frontages. Public frontages shall be designed and maintained in compliance with the following standards: A. The required elements are identified in and shall be configured according to Table B (New Public Frontage) and in compliance with (City's Thoroughfare Standards). 4. Pedestrian Crossings A. Curb Ramps. Perpendicular corner curb ramps with a separate ramp installed in each direction are required. Crosswalks. Crosswalks shall be designed per the City's applicable standards and applicable State guidelines and standards. (1) Standard Crosswalk. IIIIIIIIIIIII New Public Frontage. New streets shall include raised curbs drained by inlets with sidewalks separated from vehicular lanes by individual or continuous planters. Landscaping consists of street trees of a single or alternating species aligned and spaced at 35' intervals on average. June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 89 Packet Pg. 166 #D.020: Public Frontage 6.B.b Streetscapes and Public Open Lit Assembly. The type and dimension of curbs, walkways, and planters.-Q i . Total Width 11' min. Note: See below for required elements of each assembly a. Curb. The detailing of the edge of the vehicular pavement, incorporating drainage. i. Type Raised Curb b. Walkway. The pavement dedicated exclusively to pedestrian activity. i. Type Walkway ii. Width U min. Note: Placement of curb ramps shall match the desired path of pedestrian travel. c. Planter. The area that accommodates street trees and other landscaping. Arrangement Regular Types Planting Strips along curb edge and ROW edge Width 5' min. N 4) N Y R a d 0 U CID c 0 0 x d 2 90 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 167 6.B.b Streetscapes and Public Open Spaces #D.030 Thoroughfares 1. Thoroughfare(s) and/or public open space(s) are to be applied to create walkable neighborhoods with additional routes for vehicular, bicycle, and pedestrian circulation. A. Thoroughfares that pass from one zone to another are required to transition in their streetscape along the thoroughfare's edges. For example, while a thoroughfare within a more intense zone (e.g., NRO.M2) with retail shops may have wide sidewalks with trees in grates, it shall be designed to transition to a narrower sidewalk with a planting strip within a less intense zone (e.g., NRO.S1) with lower intensity residential building types. B. The proposed network shall connect to the existing network through pedestrian or multimodal connections. New thoroughfares shall provide connecting pedestrian and bicycle routes to all adjacent public, non -limited -access ROWS and dead-end streets. C. The network can be privately owned but shall be accessible by the general public. Any necessary traffic control devices on vehicular thoroughfares (e.g.. signage, pavement markings, etc.) shall conform to City's standards. 3. All thoroughfares shall be compliant with the Americans with Disabilities Act. 4. Alleys A. Vehicular access to parking may be accommodated though private rear alleys. Alleys may also serve as routes for waste collection and fire department apparatus access roads, in compliance with the applicable standards. B. Design sites adjoining an alley at least 20 feet wide along the rear design site line may be reduced in depth by a distance equal to the width of the alley. Rear setbacks may be reduced as allowed by Table #E2.030.A (Adjustments to Standards for Lots Less Than 10% Slope) and Table #E2.030.B (Adjustments to Standards for Lots Over 10% Slope). Front setbacks shall not be reduced. Thoroughfares are intended to generate one contiguous pedestrian network throughout the development site and adjacent public rights of way. A. Design sites that do not front onto this pedestrian network are not permitted. B. The pedestrian network shall be composed of sidewalks (6' min. width), thoroughfares as provided in this Section, and/or public open spaces as provided in Section #C.040. C. The pedestrian network shall incorporate ADA accessible crosswalk(s) where pedestrian paths intersect vehicular travel lanes. 6. Pavement Standards A. Pavement design for travel lanes and emergency vehicle access lanes within thoroughfare types shall be prepared by a geotechnical engineer, with a minimum pavement thickness of 4 inches over 6-inch Class II Aggregate Base. B. Curb, gutter, and sidewalk shall use a City approved plain cement concrete mix design as used for public streets. June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 91 Packet Pg. 168 #D.030: Thoroughfares 6.B.b Streetscapes and Public Open Thoroughfares. City to decide if changes are need to the proposed thoroughfares or if additional thoroughfares are to be added. When changing the numerical standards, consideration should be given to the type of thoroughfare and where it is proposed instead of changing a thoroughfare regardless of location. This Table provides an overview of the allowed thoroughfare types for new neighborhoods or retrofits of existing thoroughfares. Thoroughfare Type Neighborhood Street, Parallel Parking with Tree 57' - 67' Wells. The design consists of two travel lanes, two bike lanes, on -street parallel parking alternating with tree wells, and 6-foot sidewalks. See C.030.7 Passage. The design consists of one shared pedestrian path with landscaping in containers and/or planters. I=491x11]F:3 26'-36' 92 Middle HousingToolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 169 Streetscapes and Public Open Spaces #D.030: Thoroughfares 6.B.b im Local 7. Neighborhood Street, Parallel Parking with Tree Wells 00o0 Drainage Collection Type Valley gutter or sheet flow Movement Type Slow Planter Type 5' x 6' planter at 50' o.c. Design Speed 20-25 mph Landscape Type Trees at 50' o.c. avg. B. Overall Widths Trees may be located Right -of -Way (ROW) Width 57' - 67' 0 In the parking lane Curb -to -Curb Width 45' 0 - In the parkway with continuous landscaping C. " - In tree wells in the parkway Traffic Lanes 2 @ 10' 0 Lighting Type Post or column Bicycle Lanes 2 @ 4' 0 Walkway Type Min. 6' sidewalk Q Parking Lanes 2 @ 8.5', marked © Curb Type Rolled or flush Medians None Curb Radius 10' - 15' P, FM 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 93 Packet Pg. 170 #D.030: Thoroughfares 6.B.b Streetscapes and Public Open 8. Passage Local Movement Type Pedestrian, Bicycle, Emergency Vehicle Access' Right -of -Way (ROW) Width 26' min.; 36' max Pavement Width Variable'; flush Traffic Lanes None Pedestrian/Bike Path 10' min., unmarked Emergency Vehicle Access 26' min. Route' Parking Lanes None Medians None Design sites fronting onto a Passage shall apply the side street building setback standards of the applicable zone in place of the front building setback standards. .Drainage Collection Type Planter Type 0 Landscape Type 0 Lighting Type Walkway Type ' Where the passage is required or intended to allow emergency vehicle access, paving assembly and clear width shall meet the applicable standards. Curb Type None Raised Potted Plants, Planters Pipe, post, or column Multipurpose path Flush 2 94 Middle HousingToolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 171 Streetscapes and Public Open Spaces 6.B.b #D.040 Public Open Spaces 1. The WNP shall identify open spaces and public space types in compliance with the following standards and the standards of Table A (Public Open Space Types Overview). 2. When hillsides are within the development, the hillside ridge(s) shall be the location for public open space. 3. Required public open space identified on the WNP may be adjusted from its identified location by up to 100 feet in any direction. 4. Public access and visibility is required along public parks, natural open spaces, and public uses, including creeks and drainages and stormwater management areas, and shall be fronted by: A. Single -loaded frontage streets (those with development on one side and open space on the other); B. Bike and pedestrian paths; or C. Other methods of frontage that provide similar access and visibility to the open space allowed in the zone. Such access may be provided through public easements or other similar methods. 5. Amount of Public Open Space Required. As required by Subsection #B.020.3.B, development of design sites are required to set aside a minimum area of the design site as public open space. One or more public open spaces may be used to meet the required area. 6. Building Frontage Along or Adjacent to a Public Open Space. The fa4ades on building design sites attached to or across a street from a public open space shall be designed as a "front" on to the public open space, in compliance with Subsection 5 and Subsection 8 of the overlay zone. 7. Public Open Space Types Overview. This Subsection identifies the allowed public open space types and standards for improvements to existing public open spaces and for construction of new public open spaces. For each public open space type, Subsection 1 and Subsection 3 are regulatory, and Subsection 2 and Subsection 4 are non -regulatory. Allowed public open space types are identified in Table A (Public Open Space Types Overview). Zones Specific Greenway Standards #C.040.8 NR0.S1 P NRO. P NRO.M1 P LNRO.M2 P Green #C.040.9 P P P P Plaza #C.040.10 X X P P Playground #C.040.11 P P P P Passage #C.040.12 P P P P Key P = Allowed X = Not Allowed June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 95 Packet Pg. 172 #D.040: Thoroughfares 6.B.b Streetscapes and Public Open Photos. City to decide if photo(s) to be replaced with other example(s) of the type. Standards. City to decide if standards to be revised or replaced. Consideration should be given to maintaining neighborhood -scaled spaces instead of regional -scaled spaces. J 8 Greenway A multiple -block long linear space for community gathering and strolling for nearby residents and employees, defined by a tree -lined street on at least one side, sometimes forming a one-way couplet on its flanks and by the fronting buildings across the street. Greenways serve an important role as a green connector between destinations. Formal or informal dominated by landscaping and trees with integral stormwater management capacity Hardscape path Spatially defined by tree -lined streets and adjacent buildings 3. Size • Location Size 2 continuous blocks in length, min. Width 50' min. Shall front at least one street 4. Typical Uses Passive recreation Walking/running 96 Middle HousingToolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 173 6.B.b Streetscapes and Public Open Spaces #D.040: Thoroughfares 9. Green A large space available for unstructured and limited amounts of structured recreation. Formal or informal with integral stormwater management capacity Primarily planted areas with paths to and between recreation areas and public buildings Spatially defined by tree -lined streets and adjacent buildings Size 100' x 100' min. Street required on at least one side of the Green. Facades on design sites attached to or across a street shall "front" on to the Green. Uses as allowed by the Zone Photos. City to decl 44) if photo(s) tc N replaced with �, �r example(s) o Y type. ui V a d O U CID _ .y O 2 d io _ ii r 0 O H O Standard; d City to decic a standards tc 0 revised or repl 0 1. Considerati a should be gi ED _ to maintaini •FA- neighborhood- p =d spaces instec regional-scs 0 spaces. N c m E t �a w Q r az' E t �a r a June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 97 Packet Pg. 174 #D.040: Thoroughfares 6.B.b Streetscapes and Public Open Photos. City to decide if photo(s) to be replaced with other example(s) of the type. Standards. City to decide if standards to be revised or replaced. Consideration should be given to maintaining neighborhood -scaled spaces instead of regional -scaled spaces. J 10. Plaza A community -wide focal point primarily for public purposes and commercial activities. Formal, urban Hardscaped and planted areas in formal patterns Spatially defined by buildings and tree -lined streets Size 50' x 50' min. Street required one of the Plaza's sides. Fa4ades on design sites attached to or across a street shall "front" on to the Plaza. Uses as allowed by the Zone 98 Middle HousingToolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 175 Streetscapes and Public Open Spaces #D.040: Thoroughfares 6.B.b 11. Playground 7i do A small-scale space designed and equipped for the recreation of children. These spaces serve as quiet, places protected from the street and in locations where children do not have to cross any major streets. An open shelter, play structure(s), or interactive art and fountain(s) may be included. Playgrounds may be included within all other public space types except Community Garden. Play structure(s), interactive art, and/or fountain(s) Shade and seating provided May be fenced Spatially defined by trees 3. Size and Location Size 40' x 60' min. ,�. Typical Uses Uses as allowed by the Zone Photos. City to decl 44) if photo(s) tc N replaced with �, �r example(s) o Y type. ui a d 0 U CID _ .y 0 2 d io _ lii 0 0 m Standard; d City to decic a standards tc 0 revised or repl 0 1. Considerati a should be gi cn _ to maintaini y neighborhood- 0 -d spaces instec regional-scs spaces. N _ E t w Q r az' E t �a r a June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 99 Packet Pg. 176 #D.040: Thoroughfares 6.B.b Streetscapes and Public Open Photos. City to decide if photo(s) to be replaced with other example(s) of the type. Standards. City to decide if standards to be revised or replaced. Consideration should be given to maintaining neighborhood -scaled spaces instead of regional -scaled spaces. J 12. Passage A pedestrian pathway that extends from the public sidewalk into a public space and/or across the block to another public sidewalk. The pathway is lined by residential ground floors and pedestrian entries as required by the zone. Formal, urban No accessory structure(s) Primarily hardscape with landscape accents Spatially defined by building frontages Trees and shrubs in containers and/or planters 3. Size and Location Size 20' min. clear width between or through buildings Ground floor fa4ades shall be in compliance with fa4ade zone in Subsection 3 and frontages allowed in Subsection 4 of the zone. Dooryards, porches, patios, and sidewalk dining shall not encroach into the minimum required width. 4. Typical Uses Public and commercial activity as allowed by the zone Ground floor residential as allowed by the zone 100 Middle HousingToolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 177 Administration 6.B.b Chapter #E2: Sections: #E2.010 Purpose #E2.020 Administrative Review #E2.030 Adjustments to Standards #E2.010 Purpose Administration This Chapter establishes procedures for by -right review and approval of Middle housing applications. #E2.020 Administrative Review Intent. The administrative (by -right) review and approval process in this Chapter is intended to streamline the design, approval, and production of Middle Housing. This section is not intended to be used for dividing an existing lot or subdividing new lots. 2. Applicability. The provisions of this Chapter apply only to Middle Housing projects. For the purposes of this Chapter, a Middle Housing project is any project that proposes residential units in any of the following Middle Housing forms: Duplex, Cottage Housing, Triplex/Fourplex, Townhouse, Courtyard, and Multiplex as regulated by this Title. Middle Housing (MH) Administrative Review. The Middle Housing review process is a development permit process whereby an application is reviewed, approved, or denied by the planning director or the planning director's designee based solely on objective design and development standards without a public meeting or hearing, unless such review is otherwise required by state or federal law, or the structure is a designated landmark or within a designated historic district established under a local preservation ordinance. June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 101 Packet Pg. 178 #E2: Purpose 6.B.b Adminis Code Review Guide The following graphic is intended as a summary guide. Please refer to the CLt permit procedures for all necessary information. O If your site is over 5 acres, prepare a Walkable Neighborhood Plan If your site is less than 5 acres, step 1 does not apply Identify your zone, see Chapter 2 (Zones) D-A Comply with the standards Section #13.020 (Walkable Neighborhood Plan) a. Comply with building placement standards Subsection 2 of the zone b. Comply with building footprint standards Subsection 3 of the zone c. Select your private frontage type Subsection 4 of the zone d. Comply with building form and height Subsection 5 of the zone standards e. Comply with parking standards f. If multiple buildings on a site, comply with the standards Subsection 6 of the zone Section 2.070 Apply your private frontage Based on your selected private frontage type(s), Chapter #A.1 (Frontage Types) type(s), see Chapter #A.1 comply with the standards (Frontage Types) 4A Proceed to Approval Process If adjustments are proposed, see Section #D.030 (Adjustments to Standards) Identify your approval procedure, see Chapter D (Administration) Meet the required findings to be eligible for the Section #D.030 (Adjustments to adjustment to the standard(s) Standards) Comply with the procedure standards Section D.020 (Administrative Review) 2 102 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 179 Administration 6.B.b #E2.030: Adjustments to Standards #E2.030 Adjustments to Standards 1. Purpose. This Section is intended to allow for minor deviations from certain standards for specific y situations that make compliance not possible because of the prescriptive nature of the standards. _ 2. Applicability. This Section applies to Middle housing developments. The Director, or Designee, may rn rn grant an Adjustment for only the standards identified as follows: Y A. Lots less than 10% slope. See Table A (Adjustments to Standards for Lots Less Than 10% Slope). °= c— B. Lots over 10% slope. See Table B (Adjustments to Standards for Lots Over 10% Slope). NOTE to Ci S 3. Procedures. Adjustment requests shall be reviewed and processed as follows: d Depending c which chapter V e A. If an Adjustment is requested that exceeds the allowed administrative relief in Table A or Table B, the � selected fron c adjustment will be processed only up to the amount identified in the relevant Table. Toolkit, som 3 B. Adjustment requests involving any of the following features (i.e., historic building/feature, tree, rock the reference = outcrop, and/or utility infrastructure) shall include existing conditions documentation identifying the the following 12 s feature(s). may need tc :2 amendec ? C. Depending on the unique characteristics and dimensions on an individual parcel, it is possible that the full development potential of the zone may not be achievable even after applying the allowed c adjustments in this Section. U. r June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 103 Packet Pg. 180 #E2.030: Adjustments to Standards 6.B.b Ad minis Please review and revise the required findings and the specific amounts of increase or decrease in the standards according to your specific needs. Allowed Administrative Reference to Administrative Relief Type Required Findings (all that apply) Relief Standard 1. Existing Lot Dimensions a. Depth or Width i. An existing historic building/feature, Up to 10% of the Subsection 2 of Decrease in the minimum tree, rock outcrop, and/or utility standard the zone required infrastructure prevents compliance with the standard. ii. All required on -site parking is Up to the amount subterranean. needed for the required rear building setback to be met 2. Building Setbacks a. Front', Side Street', =dM Side or Rear Increase or decrease in the minimum to maximum required setback for a primary building and/or - wings b. Fa4ade within Fa4ade Zone' Reduction of the minimum amount of fa4ade required within or abutting the fagade zone i. An existing historic building/feature, tree, rock outcrop, and/or utility infrastructure prevents compliance with the standard. ii. The existing lot is 80' or less in depth, preventing compliance with the rear setback standard. i. An existing historic building/feature, tree, rock outcrop, and/or utility infrastructure prevents compliance with the standard. Front, Rear, or Side Street: up to 25% of the standard; Side Street: up to 25% of the standard or 3' min. Up to 10% of the standard The horizontal unbuilt area resulting from this adjustment is landscaped per the standards in Section 3.030 (Landscaping and Lighting). Subsection 3 of the zone Subsection 3 of the zone ' Standards for private frontage apply [See Chapter #A2 (Frontage Types)], and any adjustment shall not preclude the application of a private frontage type. 104 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 181 I Administration #E2.030: Adjustments to Standards Table1 1 Adjustments to Standards•• 1 ' • • • • Please reviev\ I Allowed Administrative Reference to revise the req J Administrative Relief Type Required Findings (all that apply) Relief Standard findings and 3. Building Footprint specific amou N )f increase or de( se a. Size of Main Body' and/or i. An existing historic building/feature, Up to 10% of the Subsection 3 of �, Wing(s) tree, rock outcrop, and/or utility standard the building type in the stand Y Increase in the allowed width infrastructure prevents full application according to or length of the standard. specifc nee -tea ii. The wing(s) is one-story less in height a than the main body. '0 4. Parking Location 0 V a. Front or Side Street i. An existing historic building/feature, Up to 10% of the Subsection 6 of CID = Setback tree, rock outcrop, and/or utility standard when the the zone c Reduction in the required infrastructure prevents compliance with required setback is 20' or x parking setback the standard. more. ii. The driveway is in compliance with the o Up to 20 /o of the g zone standards. standard when the required setback is less �a = than 20'. r iii. The ground floor space remains Subsection 5 of c habitable in compliance with the zone the zone 0 standards, as allowed to be adjusted by 0 m this Section. June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 105 Packet Pg. 182 #E2.030: Adjustments to Standards 6.B.b Ad minis Please review and revise the required findings and the specific amounts of increase or decrease in the standards according to your specific needs. Allowed Administrative Administrative Relief Type Required Findings (all that apply) Relief 1. Design Site Dimensions a. Depth Decrease in the minimum required Reference to Standard i. Existing slope exceeds an average 15% 20% max. of the standard Subsection 2 grade from the front to the rear of the lot. of the zone b. Width i. Existing slope exceeds an average 15% 10% max. of the standard Subsection 2 Decrease in the minimum grade from the front to the rear of the lot. of the zone required 2. Building Setbacks a. Front',Side Street', Side or Rear Decrease in minimum or increase in maximum required setback areas for primary building and/or wing(s) i. Existing slope exceeds 15% grade within at least the first 30' of lot depth. ii. An existing historic building/feature, tree, rock outcrop, and/or utility infrastructure prevents compliance with the standard. iii. The existing lot depth is less than 80'. Reduction in the minimum setback to within 5' of the lot line. Where side street setback is 5' minimum, reduction in the minimum setback to within 3' of the lot line. Subsection 2 of the zone Increase in maximum by up to 50% of the standard 3. Building Footprint a. Size of Main Body' or i. Existing slope exceeds 15% grade for at Up to 25% of the standard Subsection Wing(s) least 50% of the lot width or the first 30' of 3 of the Increase in the allowed the lot depth, building type width or length ii. The building is in compliance with the setbacks of the zone or as allowed to be adjusted by this Section. ' Standards for private frontage apply [See Chapter #A2 (Frontage Types)], and any adjustment shall not preclude the application of a private frontage type. 2 106 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 183 Administration #E2.030: Adjustments to Standards I Administrative Relief Type 4. Site Grading a. Retaining Wall (Height) Increase in maximum retaining wall height or length 5. Block Face and Perimeter a. Increase in maximum length of new or modified block Required Findings (all that apply) i. Existing slope exceeds an average 15% grade from the front to the rear of the lot. ii. The retaining wall or series of retaining walls cannot be seen from the adjacent public sidewalk or adjacent property. iii. The exposed height of the retaining wall on abutting parcels is less than 2'. iv. Retaining walls not within the building footprint are less than 50' in total length along any lot line. r Allowed Administrative Reference Relief to Standard Increase in retaining wall Subsection height up to 12' along 03.050 rear and/or side lot line(s); Increase in retaining wall height up to 20' within the building footprint Existing slope along at least one side of Up to 25% of the standard Table the block exceeds 15% grade, resulting #C.020.A in new street(s) that exceed maximum (Block Size allowed grade, preventing compliance with Standards) the standards. ii. The subject block(s) includes a Passage in compliance with Subsection #C.030.8 (Passage). iii. The block(s) is in compliance with Section #C.030 (Thoroughfare Standards). Standards for private frontage apply [See Chapter #A2 (Frontage Types)], and any adjustment shall not preclude the application of a private frontage type. Please reviev\ I revise the req J findings and aNi specific amou N )f increase or dei N se in the stands Y accordingto specific nee M a d 0 0 CID c .y 0 x d 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 107 Packet Pg. 184 #E2.030: Adjustments to Standards 6.B.b Ad minis Please review and revise the required findings and the specific amounts of increase or decrease in the standards according to your specific needs. 6. Parking Location Setbacks a. Front or Side Street The existing slope exceeds 15% grade for Reduction in a required at least 50% of the lot width or for the first parking setback. 30' of the lot. One or more of the following techniques are applied, as allowed by this Section: i. Surface: Parking is uncovered and located between the building and the street due to existing lot depth that is less than 80' and existing lot width is less than 100'. ii. Podium: Parking under primary building is enclosed and access is only from one side of the lot, the lot is 150' or less in width. Habitable space, in compliance with Subsection 5 of the zone as allowed to be reduced by this Section, is between the front of the building and the parking spaces. The parking garage access is not greater than 10' in width. Front Setback: The parking location setback standards do not apply. Up to 75% of the lot width is allowed to be used for parking for a maximum depth of one parking space. Front Setback: Reduction to 18' behind the primary building fa4ade. Side Street Setback: Reduction to 5' behind the primary building fagade at least 18' from the front of the building. Subsection 6 of the zone; Subsection 3 of Chapter 2 108 Middle Housing Tool kit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 185 6.B.b Definitions & Measurements Chapter #F2: Definitions & Measurements Sections: #F2.010 Purpose #F2.020 Definitions #F2.030 Measurements #F2.010 Purpose Locations Definition This Chapter provides definitions for specialized terms and phrases used in this Toolkit. All other applicable City to decic definitions in City Zoning Code apply. this content st this documen integrated int #F2.020 Definitions City'sdefinitic its municipal c A. Definitions spaces. Abutting. Having a common property line or district boundary, or separated by a private or public street or easement. Access or Service Drive. A public or private way of paving or right-of-way of not more than 30 feet affording means of access to property. Accessory Structure (syn. Accessory Building). A structure physically detached from, secondary and incidental to, and commonly associated with a primary structure or use on the same site. Accessory structures normally associated with a residential use property include, but are not limited to: garages (unenclosed or enclosed) for the storage of automobiles (including incidental restoration and repair), personal recreational vehicles, and other personal property; studios; workshops; greenhouses (noncommercial); enclosed cabanas and pool houses; and storage sheds. Adjacent. Sharing a common lot line, or having lot lines separated only by an alley. Alley. A public or private way to be used primarily for vehicular access to the back or side of a lot of real property that otherwise abuts a street. Architectural Feature. Exterior building element intended to provide ornamentation to the building massing including, but not limited to: eaves, cornices, bay windows, window and door surrounds, light fixtures, canopies, and balconies. Attached Building or Structure. Any building or structure which is structurally a part of or has a common wall and/or continuous roof with a primary building or structure, except where such connection is a breezeway or walkway incidental to and not a necessary part of the construction of the primary building. Average Slope. The result of dividing the length of a slope by the difference in elevation at the top and bottom of the slope. See Subsection #F.12.030.1.C. Awning. A roof or cover which projects from a wall of a building over a window or door, made of canvas, aluminum, or similar material, which may be fixed in place or be retractable. June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 109 Packet Pg. 186 #F2.020. Definitions 6.B.b Definitions & Measurements B. Definitions Basement. A story whose floor is more than 12 inches, but not more than half of its story height below the average level of the adjoining finished grade (as distinguished from a "cellar," which is a story more than one-half below such level). A basement, when used as a dwelling, shall not be counted as a story for purposes of height measurement. Bay. Any division of a building between vertical lines or planes, especially the entire space included between two adjacent supports. See Subsection #F.12.030.4 for measurement method. Bay Window. An architectural projection from the building cantilevered from the fa4ade, consisting of one or more stories in height, containing at least 60 percent glass area. Window opening that includes an opening on each side. Block. An area of land separated from other areas by adjacent streets, railroads, rights -of -way, public areas, or the subdivision boundary. Block Face. The aggregate of all the building facades on one side of a block. The block face provides the context for establishing architectural harmony. Block Length. The horizontal distance from the right-of-way on one end of the block to the right-of-way on the other end along the same street. Block Perimeter. The aggregate of all sides of a block bounded by the abutting rights -of -way. Block -Scale, Building. A building that is individually as large as a block or individual buildings collectively arranged along a street to form a continuous fa4ade as long as most or all of a block. Building. A structure consisting of one or more foundations, floors, walls, and roofs that surround an interior space, and may include exterior appurtenant structures including, but not limited to, porches and decks. Buildable Area. The horizontal area in which a building is allowed to be constructed. Building Elevation. The exterior wall of a building not adjacent to a public right-of-way, the front or side along a private street, or public open space. Building Entrance. A point of pedestrian ingress and egress to the front of a building along the sidewalk of the street immediately adjacent to the building. Building, Existing. See "Structure, Existing." Building Fa4ade. The exterior wall of a building adjacent to a street, the front or side along a private street, or public open space. 1. Building Fa4ade, Front. The exterior wall of a building adjacent to a street or public open space. 2. Building Fa4ade, Side Street. The exterior wall of a building adjacent to a side street. 3. Building Fagade, Interior Side. The exterior wall of a building adjacent to the interior lot line(s). 4. Building Fagade, Rear. The exterior wall of a building opposite the front. Building Form. The overall shape and dimensions of a building. Building Frontage. The fa4ade(s) along the front and side street of the lot. Building Frontage, Principal. The facade along the front of the lot, typically the narrower of sides and identified by an address. 110 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 187 Definitions & Measurements #F2.020: Definitions Building, Primary. The building that serves as the focal point for all activities related to the principal use of the lot. Building, Setback. See "Setback, Building." By -Right, Approval. Approval by administrative staff of certain improvements or developments not requiring further review and in compliance with all applicable standards. C. Definitions Chamfered. Atransitional edge between two faces of an object. Sometimes defined as a form of bevel, it is often created at a 45' angle between two adjoining right-angled faces. Chamfered Fagade Corner. An external wall of a buildingjoining two perpendicular exterior walls, typically at a symmetrical, 45 degree angle creating a beveled edge to the building rather than a 90 degree corner. Public Open Space. An outdoor area dedicated for public gathering and civic activities. See Section #D.10.040 (General to Public Open Space). Corner Entry. An entrance located on the corner of a building. Cornice. The crown molding of a building or element. Courtyard (syn. Court). An unroofed area that is completely or partially enclosed by walls or buildings on at least two sides and often shared by multiple units, not including off-street parking. See Subsection #F.12.030.3.A.(4) for measurement method. Coverage Coverage, Accessory Structures. The sum of the footprint area of all structures on a lot. 2. Coverage, Building. The floor area of the largest story of a building divided by the total lot area. 3. Coverage, Lot. The portion of the lot expressed as a percentage that is covered in buildings or other roofed structures (e.g. porches, covered parking). Crawl Space. A shallow unfinished uninhabitable space beneath the floor or under the roof of a building, that provides access to utility, structural, and other building components not readily accessible from the habitable portions of the building. D. Definitions Depth, Ground -Floor Space. The distance from the street -facing fa4ade to the rear interior wall of the ground -floor space available to an allowed use. Design Site. A portion of land within a parcel, delineated from other design sites and/or parcels to accommodate no more than one building type. The main purpose of a design site is to allow a parcel large enough to contain more than one building type to contain multiple building types while not requiring the legal subdivision of the parcel into additional parcels. Design Site, Corner. A design site located at the intersection of two or more streets, where they intersect at an interior angle of not more than 175 degrees. If the intersection angle is more than 175 degrees, the design site is considered an interior design site. Design Site, Flag. A design site not meeting minimum design site frontage standards and where access to a public or private street is provided by means of a long, narrow driveway between abutting design sites. June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards ill Packet Pg. 188 #F2.020. Definitions 6.B.b Definitions & Measurements Design Site, Interior. A design site abutting only one street. Design Site, Through. A design site with two or more frontage lines that do not intersect. Design Site Area. The total square footage or acreage of horizontal area included within the design site lines. Design Site Coverage. See "Coverage." Design Site Depth. The horizontal distance between the front design site line and rear design site line of a design site measured perpendicular to the front design site line. Design Site Line. The perimeter and geometry of a design site demarcating one design site from another. 1. Design Site Line, Front. One of the following: a. The frontage line in the case of a design site having a single frontage line; b. The shortest frontage line in the case of a corner design site with two frontage lines, neither of which are adjacent to a thoroughfare or a design site with independent frontage; c. The frontage line generally perceived to be the front design site line in the case of a corner design site with three or more frontage lines, none of which are adjacent to a thoroughfare or a design site with independent frontage; d. The frontage line adjacent to a thoroughfare in the case of a corner design site with two or more frontage lines, one of which is adjacent to a thoroughfare; e. The frontage line adjacent to a design site with independent frontage in the case of a corner design site with two or more frontage lines, one of which is adjacent to a design site with independent frontage; or f. The frontage line adjacent to the front design site line of an adjacent design site in the case of a through design site. 2. Design Site Line, Rear. That design site line opposite the front design site line. 3. Design Site Line, Side. Design site lines connecting the front and rear design site lines. Design Site Width. The horizontal distance between the design site lines measured perpendicular to the front design site line. Detached. Separate or unconnected. Development Site. The parcel(s) or portion(s) thereof on which proposed structures and improvements are to be constructed. Director. Planning Director, Community Development Director or designee.. Distance Between Entries. The horizontal distance between entrances to a building or buildings, measured parallel to the facade. Driveway. A vehicular lane within a lot, or shared between two lots, usually leading to a garage, other parking, or loading area. Dwelling, Multiple. A building designed or used for three or more dwelling units. 112 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 189 Definitions & Measurements #F2.020: Definitions Dwelling Unit. A room or group of internally connected rooms that have sleeping, cooking, eating, and sanitation facilities, but not more than one kitchen, which constitute an independent housekeeping unit, occupied by or intended for one household on a long-term basis. Dwelling Unit, Stacked. A dwelling unit situated immediately above or below another dwelling unit. E. Definitions Eave. The edge of the roof that overhangs the face of the adjoining wall. The bottom of the eave can range from exposed rafters ('open eave") to a finished horizontal surface ("closed eave") Elevated Ground Floor. A ground floor situated above the grade plane of the adjacent sidewalk. Encroachment. Any architectural feature, structure, or structural element —including, but not limited to a fence, garden wall, porch, stoop, balcony, bay window, terrace, or deck —that breaks the plane of a vertical or horizontal regulatory limit by extending into a setback. Entry. An opening, including, but not limited to, a door, passage, or gate, that allows access to a building. 1. Entry, Primary. The opening that allows access to a building directly from the sidewalk along the front fa4ade. 2. Entry, Service. An entrance located toward or at the rear of the building intended for the delivery of goods and removal of refuse. Existing Structure. For the purpose of defining an allowable space that can be converted to an accessory dwelling unit means within the four walls and roofline of any structure existing on or after Month, Year that can be made safely habitable in compliance with local building codes at the determination of the Building Official regardless of any noncompliance with this Toolkit. F. Definitions Fagade. See "Building Fa4ade." Fence. A structure, made of wood, metal, masonry, or other material, typically used to screen, enclose, or divide open space for a setback or along a lot line. Finish Level, Ground Floor. Height difference between the finished floor on the ground floor and the adjacent sidewalk. In the case of a terrace frontage that serves as the public right-of-way, the floor finish level is the height of the walk above the adjacent street. Standards for ground floor finish level for ground floor residential uses do not apply to ground floor lobbies and common areas in multi -unit buildings. Floor Area. The sum of the gross areas of all stories of a building, measured from the exterior faces of the exterior walls. The floor area shall include any building that has a roof and is enclosed so as to provide shelter from the elements on three or more sides. Floor Coverage. See "Coverage." Footprint, Building. The outline of the area of ground covered by the foundations of a building or structure. Freestanding Wall. A wall that is separate from a building and supported by independent means. Front. See "Lot Line, Front." Front Loaded. (Front Access). Lots that provide vehicular access from the front of the lot. Frontage, Private. The area and/or building element (e.g. porch) between the building fa4ade and the back of the sidewalk abutting a street (public or private) or public open space. June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 113 Packet Pg. 190 #F2.020. Definitions 6.B.b Definitions & Measurements Frontage, Public. The area between the on -street parking and the back of the sidewalk. Frontage Type. A physical element configured to connect the building fa4ade to the back of the sidewalk abutting a street or public open space depending on the intended physical character of the zone. G. Definitions Gable. A vertical wall in the shape of a triangle formed between the cornice or eave and the ridge of the roof. Glazing. Openings in a building in which glass is installed. Grade. The finished ground level at any point along the exterior walls of a structure. Where walls are parallel to and within five feet of a sidewalk, alley or other public way, the level above ground shall be measured at the elevation of the sidewalk, alley or public way. Also see "Grade, Finished." Grade, Finished. The final ground surface elevation after the completion of grading or other site preparation related to a proposed development that conforms to an approved Grading Permit or Building Permit. In cases where substantial fill is proposed, "finished grade" shall be established by the Director consistent with lots in the immediate vicinity and shall not be, nor have been artificially raised to gain additional building height. Also see "Grade." Grade, Pre -Development. The grade of a lot prior to any site improvements related to the proposed development. Grading. Earthwork performed to alter the natural contours of an area. Ground Floor. The floor of a building located nearest to the level of the ground around the building. Gross Floor Area. The total floor area inside the building envelope, including the external walls, but not including the roof. H. Definitions Habitable Space. The portion of a building that is suitable for human occupancy. Half Story. See "Story". Hardscape. Paving, decks, patios, and other hard, non -porous surfaces. Height 1. Height, Number of Stories. The number of stories in a structure allowed above adjacent finished grade. See "Stories." 2. Height, Overall. The vertical distance between adjacent finished grade and the highest part of the structure directly above. See Subsection #F.12.030.3.A.(6) for measurement method. 3. Height, Highest Eave/parapet. The vertical distance between adjacent finished grade and the highest eave or parapet of the building. See Subsection #F.12.030.3.A.(6) for measurement method. House -Scale Building. A small or medium Middle Housing building that is the size of a small -to -large house and detached from other buildings, typically ranging from 24 feet to as large as 80 feet overall. Definitions Improved. An area which has been paved or planted and is permanently maintained as such. Improvement. The product of any modification to a site structure or building, not including maintenance or repairs. 114 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 191 Definitions & Measurements #F2.020: Definitions 6.B.b Infill. The development of vacant land that was bypassed by earlier waves of development and is now largely surrounded by developed land. Definitions No specialized terms beginning with the letter] are defined at this time. K. Definitions No specialized terms beginning with the letter K are defined at this time. L. Definitions L-Shaped (syn. Ell). A horizontal form for the main body of a building or a massing composition, also referred to as an "Ell" which is an extension at a right angle to the length of a building. Landing. A level area at the top or bottom of a staircase or between one flight of stairs and another. Landscaping. Flowers, shrubs, trees, or other decorative material of natural origin. Lintel. A horizontal architectural member spanning and usually carrying the load above an opening. Living Area. The interior habitable area of a dwelling unit, including basements and attics, but not including garages or any accessory structure. Lot (syn. Parcel). A portion of land separate from others and delineated or described as a single integral unit on a subdivision map or by other map approved in compliance with the Subdivision Map Act (§66410 et sec.). M. Definitions Main Body. The primary massing of a primary building. See Subsection #F.12.030.3.A.(1) for measurement method. Main Fa4ade. The front fa4ade of a building. Major. Having a greater size, scope, effect, characteristic, or quality relative to the other corresponding sizes, scopes, effects, characteristics, or qualities; or being the greater of two or more. Massing. The overall shape or arrangement of the bulk or volume of a building and structures. Minor. Having a lesser size, scope, effect, characteristic, or quality relative to the average size, scope, effect, characteristic, or qualities; or being the lesser of two or more. Multi -Unit Building. A residential in which there exists three or more separate units with direct exterior access and in which there are appurtenant shared facilities. Distinguishing characteristics of a multi - tenant building or use may, but need not, include common ownership of the real property upon which the building or use is located, common wall construction, and multiple occupant use of a single structure. N. Definitions No specialized terms beginning with the letter N are defined at this time. O. Definitions Off -Street Parking. The area(s) located on a lot available for temporary storage of passenger vehicles, including a public or private parking lot where parking is the principal use of the property. Open Space Easement. See "Scenic Easement or Open Space Easement." June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 115 Packet Pg. 192 #F2.020. Definitions 6.B.b Definitions & Measurements P. Definitions Parapet. A low wall along the edge of a roof or the portion of a wall that extends above the roof line. Parcel (syn. Lot). A portion of land separate from others and delineated or described as a single integral unit on a subdivision map or by other map approved in compliance with the Subdivision Map Act (§66410 et seq.). Planning Commission. The City's Planning Commission, or Planning Board. Primary Building. See "Building, Primary." Public Street. A street for which the right-of-way is owned by or offered for dedication to the public and accepted by the Cam. Q. Definitions No specialized terms beginning with the letter Q are defined at this time. R. Definitions Rake. The sloped end portion of a roof. Rakes may be close to, or extend from the building to allow for an overhang. Roof rakes can be exposed or closed. Rear. Opposite of front. Rear -Loaded (syn. Rear Access). Vehicular access from the rear of the lot. Recessed Entry. An entrance to a building that is set back from the fa4ade of the building. Review Authority. The individual or official City body (the Community Development Director, Planning Commission, or City Council) identified by this Toolkit as having the responsibility and authority to review, and approve or deny the permit applications described in Chapter 11 (Administration). S. Definitions Semi -subterranean parking. The parking area is up to four feet above the adjacent finished grade of the building and includes unit and/or building entries along front and side streets. Setback. The distance by which a structure, parking area, or other development feature is separated from a lot line, other structure, or development feature 1. Setback, Front. An area extending across the full width of the lot between the front lot line and the primary structure. 2. Setback, Rear. An area extending the full width of the lot between a rear lot line and the primary structure. 3. Setback, Side. An area between a side lot line and the primary structure extending between the front and rear setback. Setback, Building. The mandatory clear distance between a lot line and a building. Setback, Parking. The mandatory clear distance between a lot line and parking. Shared Parking. Any parking spaces assigned to more than one user, where different persons utilizing the spaces are unlikely to need the spaces at the same time of day. 116 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 193 Definitions & Measurements #F2.020: Definitions 6.B.b Shared Yard. A portion of a development held in common and/or single ownership, not reserved for the exclusive use or benefit of an individual tenant or owner, and is available for use by all persons who reside or work in the building or on the lot. Excludes the following: 1. Required front setbacks; 2. Areas devoted to parking, driveways, and maneuvering areas; 3. Open space at grade less than 10 feet in its minimum dimension; Sidewalk. A paved area along a street intended exclusively for pedestrian use and often installed between a street and lot frontages. Site Plan. A base sheet that includes the basic information that will appear on all plans including, but not limited to, natural features, roads, buildings, or other structures to remain on -site. Street, Front. Street located along the front lot line of a parcel. Street, Side. Street located along a lot line of a parcel that is not along the front lot line. Story. The portion of a building included between the surface of any floor and the surface of the next floor above it, or if there is no floor above, the space between the floor and the ceiling above. If the finished floor level directly above a basement or cellar is more than six feet above grade for more than 50 percent of the total perimeter, such basement or cellar shall be considered a story. 1. Story, First. The lowest story or the ground story of any building, the floor of which is not more than 12 inches below the average contact ground level at the exterior walls of the building. 2. Story, Half (syn. Attic Story). A conditioned space that rests primarily underneath the slope of the roof, usually having dormer windows. The half story is identified by the ".5" in the description of maximum height (e.g., 2.5). A half -story is considered a story when its top wall plates, on at least two opposite exterior walls, are four feet or more above the floor of such story. Street. A public or permanent private thoroughfare which affords a primary means of access to lot(s). 1. Street, Front. Street located along the front lot line. 2. Street, Side. Street located along a lot line that is not the front lot line Street Frontage. The lineal length of that portion of a lot abutting a street. Street Frontage, Principal. The length of the property line of any one premise parallel to and along the public right-of-way which it borders and which is identified by an officially assigned street address. Street Tree. A tree planted in open spaces, parkways, sidewalk areas, easements, streets, and rights -of - way. Subterranean Parking. The parking area and parking spaces are located below the adjacent finished grade of the building. T. Definitions Tandem Parking. A parking space deep enough to allow two cars to park, one behind the other. Thoroughfare. A way for use by vehicular, pedestrian, and bicycle traffic that provides access to lots and open spaces, and that incorporates vehicular lanes and public frontages. Transit Stop. A location where buses stop to load and unload passengers. A transit stop may or may not include a shelter or a pullout. W June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 117 Packet Pg. 194 #F2.020. Definitions 6.B.b Definitions & Measurements Transom. Refers to a window; a window above a door or other window built on and commonly hinged to a transom U. Definitions Understory. The smaller trees and shrubs below the canopy of large trees. Unit. See "Dwelling Unit." Upper Floor. A floor in a building containing habitable space that is located above the ground floor. V. Definitions Visitability. A basic level of accessibility that enables persons with disabilities to visit others in their dwellings by providing at least one accessible means of egress/ingress for each residential unit. W. Definitions Walkway. A paved way located on one or more lots, used for pedestrian traffic, and used exclusively by the lot owner(s), their guests, and invitees. Water Table, Architectural Feature. A horizontal projecting string -course of masonry, molding, or a ledge placed so as to divert rainwater from a building. Width -to -Height Ratio. The ratio of the horizontal size of a space measured perpendicularly to the vertical height of a building. See #F2.030.2.A(5) for measurement method. Wing. A structure of at least five feet in depth physically attached to, and secondary to, the main body of a primary building. See Subsection #F2.030.2.A(2) for measurement method. X. Definitions No specialized terms beginning with the letter V are defined at this time. Y. Definitions Yard. See "Setback." Z. Definitions Zero Lot Line. A building or structure that is placed on the property line. Zone Map. The zoning map(s) of the City of xxx, Washington, together with all amendments. Zoning Administrator. The duly designated and appointed zoning administrator of the Cam. Zoning Code. The Zoning Code of the City specified in Title x. 118 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 195 Definitions & Measurements #F2.030: Measurements 6.B.b #F2.030 Measurements 1. Sloped Lots A. Applicability. The standards of Section 3.03.050 (Slope Standards) apply to sloped lots. Slope is measured by taking the vertical distance, or "rise", over the horizontal distance, or "run." The resulting fraction, or percentage, is the "slope" of the land. Sloped lots are those areas of land that exhibit the slopes of ten percent and greater. Methodology. The following methodology shall be used to identify steep slopes protected in compliance with this Chapter. An example of the methodology is shown in Figure 1 (Example for Defining Sloped Lots). (1) Steep Slope Determination. To qualify as a steep slope, the slope shall be at least ten percent with a 10-foot vertical drop over a 100-foot horizontal distance parallel to at least one common contour line. The horizontal measurement shall cross property lines to establish if a steep slope may exist on a lot (i.e., the 100-foot minimum width calculation shall cross a property line if necessary to achieve this minimum width). Figure #F2.030.1: Example for Defining Sloped Lots Q Vertical Distance 0 Horizontal Distance _.._ Lot Line Topography Line Topography Analysis (2) Area Calculation. Steep slope areas are calculated based on the square feet of qualifying steep slope on the lot as determined in Subsection 1 above. There is no minimum square footage for each slope area. (a) First, calculate the square footage of slopes 30 percent and greater. Determine the square footage of each area as well as the sum of these areas for the total site. (b) Second, calculate the square footage of slopes between 20 and 29.99 percent. Determine the square footage of each area as well as the sum of these areas for the total site. (c) Third, calculate the square footage of slopes between 10 percent and 19.99 percent. Determine the square footage of each area as well as the sum of these areas for the total site. (d) Last, calculate the square footage of slopes between 0 and 9.99 percent. Determine the square footage of each area as well as the sum of these areas for the total site. (3) Steep Slope Resource Area. Based on the area calculations in Subsection 2, above, Table 3.040.A (Maximum Amount of Sloped Areas Allowed to be Developed) identifies the percentage of sloped area that is developable. Figures 2 and 3 illustrate examples of the calculated slopes and the corresponding percentage allowed for development. For topics th, City already pr, measureme methods (e building heic City to deci( this content be retained modified or rer r June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 119 Packet Pg. 196 #F2.030: Measurements 6.B.b Definitions & Measurements Figure #F2.030.2: Example for a Sloped Development Site (<1 acre) Q r Front Street Key Existing Slope Developable Area' Q 0-9.99% N/A Q 10%-19.99% 100% max. 0 20%-29.99% 90% max. Q >30% 0% max. _.._ Lot Line Slope Designations Figure #F2.030.3: Example for a Sloped Development Site (>1 acre) O O� Front Street Key Existing Slope Developable Area' Q 0-9.99% 100% max. Q 10%-19.99% 25% max. 0 20%-29.99% 5% max. Q >30% 0% max. _.._ Lot Line Slope Designation ' In compliance with the setbacks of the zone, required on -site open space, this Section, and the maximum building footprint standards in Chapter 2 (Building Placement Standards). (4) Sloping Lot Height. Lots with slopes of ten percent or more shall measure the maximum height of structures as set forth in the zone and measured vertically from ground level at the front setback line, or if no setback is required, at the center of the lot. C. Average Slope. The result of dividing the length of a slope by the difference in elevation at the top and bottom of the slope. (1) Lots with Even Slope. Average slope for lots with relatively even slope across the site and small lots is determined by using the following formula: (a) S = ((T - B) _ run) x 100 (b) S = average slope (c) T = elevation at top of slope (d) B = elevation at bottom of slope (e) Run = horizontal distance between the top and bottom elevations a) 2 Y R a D d 0 V a1 C .y 3 0 x d 2 120 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 197 Definitions & Measurements #F2.030: Measurements 6.B.b (2) Lots with Uneven Slope. Average slope of lots with an uneven slope across the site before grading is determined by using the following formula: (a) S= (1.0029 x I x L) * A (b) S = average slope (c) I = contour interval in feet (d) L = summation of length of the contour lines in scale feet (e) A = area of the lot in acres 2. Measuring Building Footprints A. Methodology. Measurement of width and depth. (1) Main Body. The width and depth of the main body shall be measured as follows: (a) The width shall be approximately parallel to the front. (b) The depth shall be approximately perpendicular to the front. Figure #F2.030.4: Main Body © Width v Depth PM v in a N F7 Front Street 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 121 Packet Pg. 198 #F2.030: Measurements 6.B.b Definitions & Measurements (2) Wings. The width and depth of wings, shall be measured as follows: (a) The width shall be the dimension of the footprint most parallel with the adjacent street. For corner lots, either street can be used. (b) The depth shall be the lesser of the two dimensions of the footprint. D W w D Front Street Figure #F2.030.5: Wings and Ancillary Structures © Width lO Depth in v N (3) Open Space(s). The width and depth of open spaces shall be measured as follows: (a) The width shall be approximately parallel to the front (b) The depth shall be approximately perpendicular to the front. Front Street Figure #F2.030.6: Open Space(s) © Width lO Depth in U., 122 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 199 Definitions & Measurements #F2.030: Measurements 6.B.b (4) Courtyard(s). The width and depth of courtyards shall be measured as follows: (a) The width shall be approximately parallel to the front; unless the courtyard is a secondary courtyard accessed directly from a side street. (b) If a secondary courtyard is accessed directly from the side street, the width shall be parallel to the side street. (c) The depth shall be approximately perpendicular to the width. Figure #F2.030.7: Courtyard(s) © Width lO Depth Front Street (5) Width -to -Height Ratio. Measurement of width -to -height ratio and depth -to -height ratio of forecourts. (a) The width and depth of forecourts shall be measured per Figure 8 (Width -to -Height Ratio). (b) The height of forecourts shall be a measurement of the vertical plane of the building that defines the forecourt. Figure #F2.030.8: Width -to -Height Ratio © Width © Height 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 123 Packet Pg. 200 #F2.030: Measurements 3. Highest Eave/Top of Parapet. 6.B.b Definitions & Measurements (a) Height, Overall. The vertical distance between adjacent finished grade and the highest part of the structure directly above. See Figures 9 and 11. (b) Height, Top of Parapet. The vertical distance between adjacent finished grade and the top of the parapet of the primary building. See Figure 9. (c) Eave. The edge of the roof that overhangs the face of the adjoining wall. The bottom of the eave can range from exposed rafters to a finished horizontal surface. (d) Height, Highest Eave. The vertical distance between adjacent finished grade and the highest eave of the primary building. See Figure 11. (e) Highest Eave Measurement. The measurement is to bottom of the eave assembly type. 124 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 201 6.B.b Definitions & Measurements #F2.030: Measurements Figure #F2.030.9: Top of Parapet and Flat Roof Figure #F2.030.10: Section Detail of Top of Parapet and Flat Roof 0 Height, Overall 0 Top of Parapet "-of Structure ;hest Eave Measurement ve Assembly rmer Figure #F2.030.11: Highest Eave for Pitched Roof Figure #F2.030.12: Section Detail of Highest Eave for Pitched Roof 2 June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 125 Packet Pg. 202 6.B.b #F2.030: Measurements Definitions & Measurements 4. Lot type and lot Line Identification to apply Building and Parking Setbacks A. Methodology. Using the definitions in this Chapter, lot types and lot lines are to be identified as depicted in Figure 13 (Lot Type and Lot Line Identification). Figure #F2.030.13: Lot Type and Lot Line Identification Front Street (Narrowest Side) r._---------- T._._._._._._. T._._._._._._-- v I I I I I v � I ill I I N �o I l l I a (, ill O�� l O I N L.1'!!I'!GG!lUlIL��LL�LL!!L[L��!!lU/1UJ1L/./1L/JIUJIC�J .J I _ I I i I I O I I I _-- - _.------ O ! N Q Corner Lot v I I ! 3 0 Interior Lot o i o Through Lot 0 Flag Lot r.�._........... i I © Rear Yard i ! i 2 --- Lot Line LL ------ Setback Line i ---�/�------------ - i ®Rear Yard _._._._._._.J_._._...................... ® Fa4ade Zone Figure #F2.030.14: Measuring an Irregular Lot Type Building Setbecks Q Front Q Side Rear Front Street 126 Middle Housing-Foolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 203 Definitions & Measurements #F2.030: Measurements 6.B.b Figure #F2.030.15: Measuring an Irregular Lot Type Building Setbecks Q Front Q Side Q Rear I• Required Frontage Area June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound: Detailed Standards 127 Packet Pg. 204 6.B.b Definitions & Measurements This page intentionally left blank 128 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) I Puget Sound Region: Detailed Standards June 30, 2023 Packet Pg. 205 User Guide Traditional Neighborhood Design Middle Housing Toolkit r .t low lllll���i� About Middle Housing, How to use the Toolkit, and Communication Resources for Your City June 30, 2023 .►. Washington State i `M Department of IPi►9 Commerce OPTICOS Packet Pg. 206 6.B.c Acknowledgments Washington State Department of Commerce Michael Fong, Director Mark Barkley, Assistant Director, Local Government Division Dave Andersen, AICP, Managing Director, Growth Management Services Anne Aurelia Fritzel, AICP, GMS Housing Programs Manager Dave Osaki, AICP, Middle Housing Technical Team Shane Hope, AICP, Middle Housing Technical Team Joe Tovar, FAICP, Middle Housing Technical Team Mary Reinbold, AICP, GMS Senior Planner User Guide prepared by: Opticos Design, Inc. Stefan Pellegrini, AICP, AIA, Principal Tony Perez, Senior Associate Russell Toler, AICP, Senior Designer Diksha Singh, Zoning Reform & Planning Fellow 2 User Guide I Traditional Neighborhood Design Middle Housing Toolkit June 30 2023 Packet Pg. 207 6.B.c m 3 Table of Contents y Y Part 1. About Middle Housing................................................................. Page 5 a About Middle Housing and the Traditional Neighborhood Design Middle Housing Toolkit c U Part 2. Toolkit Overlay Zones................................................................. Page 11 Zoning + Design Tools to Help Cities Enable Middle c x Housing Part 3. Toolkit Standards........................................................................ Page 17 Selecting Middle Housing Development and Design Standards for your City L Part 4. Communication Resources...................................................... Page 22 Communication resources for Middle Housing June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housina Toolkit 3 Packet Pg. 208 6.B.c Specialized Terms in the User Guide Building Scale House -scale building. A building up to 2.5-stories that is the size of a small - to -large house and detached from other buildings, typically ranging from 24 feet long up to 80 feet long, including wings. The upper end of the house -scale spectrum may include buildings that are house -scale in the size of their footprint but are 3 stories. Block -scale Building. A building that is individually as large as a block or individual buildings collectively arranged along a street to form a continuous fa4ade as long as most or all of a block. Cottage Housing. Residential units arranged on a lot with a common open space that either: (a) is owned in common; or (b) has units owned as condominium units with property owned in common and a minimum of 20 percent of the lot area as open space. Courtyard Apartments. Up to four attached dwelling units arranged on two or three sides of a yard or court. This is distinct from a courtyard building as described in the Middle Housing Toolkit which allows more units, stacked or side -by -side. Middle Housing. Buildings that are compatible in scale, form, and character with single-family houses and contain two or more attached, stacked, or clustered homes including duplexes, triplexes, fourplexes, fiveplexes, sixplexes, townhouses, stacked flats, courtyard apartments, and cottage housing. Townhouses. Buildings that contain three or more attached single-family dwelling units that extend from foundation to roof and that have a yard or public way on not less than two sides. Story, Half (syn. Attic Story). An occupiable space underneath the slope of the roof, usually having dormer windows. The half story is identified by the ".5" in the description of maximum height (e.g., 2.5). It is considered a full story when its top wall plates, on at least two opposite exterior walls, are four feet or more above the floor. Packet Pg. 209 Part 1 — ABOUT MIDDLE HOUSING 6.B.c Welcome! This User Guide provides a common understanding about Middle Housing and how to achieve it. ABOUT MIDDLE HOUSING About Middle Housing and the Traditional Neighborhood Design Middle Housing Toolkit What is Middle Housing?............................Page 6 What the Toolkit Provides ..........................Page 8 June 30, 2023 User Guide I Traditional Neighborhood Design Middle HousinQ Toolkit 5 Packet Pg. 210 s.B.� Part 1 — ABOUT MIDDLE HOUSING What is Middle Housing? Middle Housing is a range of house -scale building types with multiple units that encourage walkable neighborhoods. Middle Housing types have a "house -scale" width, depth, and height, enabling them to blend into detached housing neighborhoods without creating out -of - scale, bulky buildings. Smaller dwellings provide a range of livable multifamily options, for sale or rent, while maintaining a small-scale neighborhood character. Due to the small footprint of Middle Housing types and the fact that they are usually mixed with a variety of other housing types such as detached houses, even on an individual block, their perceived density is usually relatively low. In other words, they do not look like dense buildings, but can serve to modestly increase the amount of housing that is available while retaining the neighborhood feel. This density is generally the threshold at which a neighborhood has enough households to support local retail, amenities, services, and transit. 6 User Guide I Traditional Neighborhood Design Middle Housing Toolkit II nC 3U >02 Packet Pg. 211 Part 1 — ABOUT MIDDLE HOUSING 6.B.c Medium Multiplex / photo by Tim Corcoran Townhouses/photo by Tim Corcoran Fourplex / photo from Google Maps Street View Cottage Court/photo by Washington State Department of Commerce 1% uuPiex. --. ._.. Buildvin _ —� Side -By -Side + Stacked sin Detac�"'HGUS l '- "'� stacked Missing Middle Housing Created by F1Gl15rS �E ✓m 'k1K, OPTK05 June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housina Toolkit 7 Packet Pg. 212 6.B.c Part 1 — ABOUT MIDDLE HOUSING What the Toolkit Provides The Toolkit was prepared to help you implement Middle Housing in a variety of existing neighborhoods in your city. The Toolkit uses four overlay zones to provide you with options for implementing some or all of the Middle Housing types. Depending on your city's size, one or more overlay zones can help meet your needs. Below, the range of city sizes correspond with the recommended overlay zone(s). But it's up to you to select the overlay zone(s) that work best for the specific conditions and circumstances. Middle Housing Overlay Zones City Size NRO.Small 1 NRO.Small 2 NRO.Mediu 1 14307 lopI: , 1 -, -4 w r OP 1� I 0 00 00 0r FZ fi 001 Large O • O > 75,000 Medium • O O 25,000 - 75,000 Small • O < 25,000 • Recommended overlay zone to enable Middle Housing with minimal change to the physical character of the neighborhood OAdditional overlay zone(s) to to enable a greater variety of Middle Housing with moderate change to the physical character of the neighborhood 8 User Guide I Traditional Neighborhood Design Middle Housing Toolkit une2 2 Packet Pg. 213 6.B.c Part 1 — ABOUT MIDDLE HOUSING About the Toolkit's Zoning and Design Tools Overlay Zones The Middle Housing Toolkit organizes development and design standards through four overlay zones. Each overlay zone addresses several of the 9 types of neighborhoods that were identified in the Puget Sound Region (See Placetype Atlas for more information). The Middle Housing Toolkit provides a "Basic" set of standards and a set of optional, "Detailed" standards for you to select and assemble into your own Middle Housing standards. See below and page 20 for a comparison between the two to help you select your content. Basic Standards ■ Ch. 1 Introduction and Applicability ■ Ch. 2 Overlay Zones and Standards ■ Ch. 3 Site Development Standards ■ #A1. Frontage Types ■ #E1. Administration ■ #F1. Definitions and Measurements Detailed Standards ■ Ch. 4 Building Types ■ #A2. Frontage Types (if selected, replaces Basic Chapter #A1) ■ #B. Architectural Standards ■ #C. Large Site Standards ■ #D2. Streetscapes and Public Open Spaces ■ #E2. Administration (if selected, replaces Basic Chapter #D1) ■ #F2. Definitions and Measurements (if selected, replaces Basic Chapter #E1) June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housina Toolkit 9 Packet Pg. 214 6.B.c This page intentionally left blank 10 User Guide I Traditional Neighborhood Design Middle Housing Toolkit Ii.[I,3U 202`> Packet Pg. 215 Part 2 — TOOLKIT OVERLAY ZONES 6.B.c Understanding what each Toolkit overlay zone provides. TOOLKIT OVERLAY ZONES Zoning + Design Tools To Help Cities Enable Middle Housing About the Overlay Zones......................................Page 12 How to select the Overlay Zone(s) for your Community ......................................................Page 14 June 30, 2023 User Guide I Traditional Neighborhood Design Middle HousinQ Toolkit 11 Packet Pg. 216 6.B.c Part 2 — TOOLKIT OVERLAY ZONES About the Overlay Zones Four overlay zones are provided in this Toolkit. Each is based on the typical characteristics of existing low- and moderate -intensity Puget Sound neighborhoods. See pages 14 and 15 for the 9 examples of existing neighborhoods in the region and the recommended overlay zone(s) for Y each. Select one or more overlay zones to apply in your city. Neighborhood Residential Overlay.Small ^ Neighborhood Residential Overl.ay.Smal.l. 2 0 Small City (< 25,000) Medium City (25,000 - 75,000) i Limited Transit or Transit -Supportive Transit -Supportive i 2.5 stories 2.5 stories 3 (Existing or Maximum Allowed by Current Zoning) (Existing or Maximum Allowed by Current Zoning) t Z Middle Housing types that this overlay zone enables Middle Housing types that this overlay zone enables Type Yield Resulting Type Yield e Resulting a s Density, Density Duplex Side -by -Side 2 units 22 DUA Duplex Side -by -Side 2 units 22 DUA s c Duplex Stacked 2 units 21 DUA Duplex Stacked 2 units 21 DUA Cottage Housing 6 units 22 DUA Cottage Housing 6 units 22 DUA s Triplex 3 units 29 DUA Triplex 3 units 29 DUA E Fourplex 4 units 39 DUA Fourplex 4 units s 39 DUA Side Court 6 units 64 DUA Townhouses 3 units 26 DUA 12 User Guide I Traditional Neighborhood Design Middle Housing Toolkit une .2 2 Packet Pg. 217 Part 2 — TOOLKIT OVERLAY ZONES 6.B.c The overlay zone(s) that you choose to apply must be shown on the city's zoning map or another exhibit and must be adopted by the city. The map needs to identify each overlay zone and the parcels that are subject to its standards. Neighborhood Residential Overlay.Medium 1 �r Ilt^ �"11 11 II 1 1 It r It e - 0 0000 40 it•' rt','" Rl Ali 1. In which physical environments would this zone be appropriate? Medium -to -Large City (> 25,000) overlay Transit -Supportive or Transit -Rich 2.5 stories (Existing or Maximum Allowed by Current Zoning) Middle•using Type types that this overlay zone.• Yield Resulting Density Triplex 3 units 29 DUA Fourplex 4 units 39 DUA Side Court 6 units 64 DUA Townhouse 5 units 40 DUA Courtyard 12 units 70 DUA Multiplex 8 units 27 DUA Neighborhood Residential Overlay.Medium 2 11 �101 1 �i 11,1 1�1 I,I,,A 11^ 11.1 • Large City (> 75,000) Transit -Rich 3 stories (Existing or Maximum Allowed by Current Zoning) Middle Housing types that this overlay zone enables Type Yield Resulting Density Townhouse 8 units 42 DUA Courtyard 16 units 93 DUA Multiplex 18 units 66 DUA Resulting densities are calculated using the minimum lot size (as required in Subsection 2 of each overlay zone in the Detailed standards) and the achievable number of units given the smallest allowable lot size. However, the resulting densities may be lower than shown due to larger (and therefore fewer) units and/or the accommodation of more on -site parking than required. Ensure that these densities are enabled by your comprehensive plan and determine whether changes are needed. June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housing Toolkit 13 Packet Pg. 218 6.B.c Part 2 — TOOLKIT OVERLAY ZONES How to Select the Overlay Zone(s) for your City Use this table from the Placetype Atlas to select and map one or more overlay zone(s) where you y want to enable Middle Housing. As part of your selection process, key questions to help in your N selection are: ■ What are the typical building heights and building footprints? ■ What is the maximum allowed height? ■ Is transit nearby? If so, how frequent? ■ Are there amenities (food, services) within easy walking distance? Range of Puget Sound Neighborhood Placetypes Detached housing, low -intensity Large -Lot Detached Small -Lot Detached Mixed Neighborhood Neighborhood Neighborhood Large Footprint Degree of Change m a J E N � N '6 d f u e I H Lesslntense Detached Detached Mostly attached, some detached Medium house -scale Small house scale Mostly block -scale, some medium house -scale 2 stories 2 stories 2 to 4 stories, mostly 3 Transit -limited Transit -supportive Transit -rich Mostly Residential Mostly Residential Mix of Uses Recommended Toolkit Zones' (Design and Development Standards) - Minimal Moderate Minimal Moderate Minimal Moderate Change Change Change Change Change Change NR0.S1 I NRO.S2 NR0.S1 NRO.S2 NRO.M1 NRO.M2 Y a� Q. a� 0 V 3 0 Mixed neighborhood tyi = m Mixed Neighborhood Medium Footprint M Detached Medium house -scale 2 to 3 stories Transit -supportive Mostly Residential I Minimal Moderate Change Change NRO.M1 NRO.M2 NR0.S1 NRO.S2 NRO.S1 NR0.S2 NRO.M2 NRO.M2**M NR0.M1 NRO.M2 hE NR0.S1 NRO.S2 NR0.S1 No NRO.S2 NR0.M1 NRO.M2 NRO.M1 NRO.M2 1 ' This Toolkit does not provide standards for buildings taller than 3 stories. ** NRO.M2 may be modified by city to allow 4 stories. 14 User Guide I Traditional Neighborhood Design Middle Housing Toolkit June 30 2023 Packet Pg. 219 6.B.c Part 2 - TOOLKIT OVERLAY ZONES Transit terms explained Transit -limited. Places with access to transit but where low frequencies and/or few route options make the use of a car necessary or more attractive for some or many trips. Transit -supportive. Places with access to frequent transit service that provides a viable and convenient alternative to private vehicular transportation for some or most trips. Transit -rich. Places with multiple options for high -frequency transit, where transit is the first -choice option for y most trips and where a car is not necessary to reach many destinations. Degree of Change explained Y m Minimal Change. New middle housing generally fits within the existing zoning envelope with regards to a building height, footprint/coverage, and setbacks. Moderate Change. New middle housing generally exceeds the existing zoning envelope with regards to building height, footprint/coverage, and setbacks. 0 as 0 _ o me type = F m Mixed Neighborhood Neighborhoo Corri or- iac Main Stree - iacent Small Footprint Adjacent Neighborhoo Neighborhood City Center Adjacent m More Intense 3 Detached Mostly attached, Mostly attached, Mostly attached, Mostly attached some attached some detached some detached co Mostly medium house- Mostly medium house- Mostly block -scale, a Small house scale scale, and some small some medium house- Mostly block scale 0)scale house -scale scale 0 x 2 to 3 stories 2 to 3 stories 2 to 3 stories 2 to 4 stories, mostly 3 Mostly 4 stories m Transit -supportive Transit -supportive Transit -rich Transit -rich Transit -rich Mostly Residential Mostly Residential Mix of Uses Mix of Uses Mix of Uses Recommended Toolkit Zones' (Design and Development Standards) Minimal Moderate Minimal Moderate Minimal Moderate Minimal Moderate Minimal Moderate Change Change Change Change Change Change Change Change Change Change NRO.S2 NR0.M1 NRO.M1 NRO.M2** NRO.M1 NRO.M2** NRO.M2 NRO.M2** NRO.M2 NRO.M2** NRO.S2 or2 NRO.S2 NRO.M1 NR0.M1 NRO.MNRO.M2 NRO.M2 NRO.M2** NRO.M2 NRO.M2** ' NRO.M1 NRO.S2 or NRO.S2 NR0.M1 NRO.M1 NRO.M2 NRO.M2 NRO.M1 NRO.M2 NRO.M2 NRO.M2** NRO.M1 ' This Toolkit does not provide standards for buildings taller than 3 stories. ** NRO.M2 may be modified by city to allow 4 stories. June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housing Toolkit 15 Packet Pg. 220 6.B.c This page intentionally left blank 16 User Guide I Traditional Neighborhood Design Middle Housing Toolkit Ii.[I,3U 202`> Packet Pg. 221 Part 3 — TOOLKIT STANDARDS 6.B.c Now that you've selected your overlay zone(s), select the Basic or Detailed version of the standards TOOLKIT STANDARDS Selecting Middle Housing Development and Design Standards For Your City The Overlay Zone Standards Come in Two Versions: Basic and Detailed ........................Page 18 Using the Toolkit .........................................................Page 21 June 30, 2023 User Guide I Traditional Neighborhood Design Middle HousinQ Toolkit 17 Packet Pg. 222 s.B.� Part 3 — TOOLKIT STANDARDS The Overlay Zone Standards Come in Two Versions: Basic and Detailed The Toolkit contains "Basic" and "Detailed" sets of development and design standards. ■ Select either set and customize further according to local needs. ■ Or, select the Basic set and add selected content from the Detailed set, and customize further as needed. i ,o- a o � ❑prnT.- ❑ IIll II II II II �00 II II❑ II DETACHED HOUSING MIDDLE HOUSING TYPES r r0coo o Ilfl F_acne MID AND HIGH RISE HOUSING Diagram by Commerce Department, State of Washington 18 User Guide I Traditional Neighborhood Design Middle Housing Toolkit n" 30 202` Packet Pg. 223 Part 3 — TOOLKIT STANDARDS 6.B.c Example: Regulating Building Form Basic Standards Regulates setbacks, maximum building footprint, and overa height. Detailed Standards Regulates more topics than the Basic set and provides more design control for all Middle Housing types. All content is based on regional examples, but needs to be customized to your city's specific vision. t,tandards to be customized to your Clry - ! ;�r--fir , Standards to be customized to your City 0- o.: a o A June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housing Toolkit 19 Packet Pg. 224 0- o.: a o A June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housing Toolkit 19 Packet Pg. 224 6.B.c Part 3 — TOOLKIT STANDARDS • • • • • • Basic Standards Content IffDetailed Standards Content Notes About Detailed Content Ch. 1 Introduction and Applicability None Ch. 2 Overlay Zones and Standards Ch. 2 Overlay Zones and Standards (if selected, replaces Basic Chapter 2) Ch. 3 Site Development Standards Ch. 3 Site Development Standards (if selected, replaces Basic Chapter 3) #Al. Frontage Types #E1. Administration #F1. Definitions and Measurements Ch. 4 Building Types #A2. Frontage Types (if selected, replaces Basic Chapter #A1) #B. Architectural Standards #C. Large Site Standards #D. Streetscapes and Public Open Spaces #E2. Administration (if selected, replaces Basic Chapter #E1) #F2. Definitions and Measurements (if selected, replaces Basic Chapter #F1) Provides more flexible setback standards, and detailed standards for building and massing types. Each overlay zone allows a subset of 8 Middle Housing types. The base version regulates only by maximum footprint and height. i Provides detailed standards for fences/ walls, landscaping and lighting, on -site parking, and sloped lots. The Basic version only regulates sloped lots. Provides a spectrum of 8 Middle Housing building types and 9 massing types with standards tailored for each type, as compared to the Basic Standards that regulate lot coverage and do not use building types. Provides 2 additional frontage types and more detailed standards. Provides standards for regulating architectural details, not style (i.e., facade composition, bays, materials, and window details). Provides design standards for parcels at least 5 acres in size. Provides thoroughfare and public open space standards to be used on sites 5 acres or larger. Additional allowed adjustments to support Detailed content. Additional definitions and measurement methods to support Detailed content. # - Chapter to be numbered after City determines which, if any, detailed chapters are to be added to the basic content. Duplex Stacked, Duplex Side -by -Side, Cottage Housing, Triplex/Fourplex, Side Court, Townhouse, Courtyard, & Multiplex 20 User Guide I Traditional Neighborhood Design Middle Housing Toolkit une .2 2 Packet Pg. 225 6.B.c Part 3 — TOOLKIT STANDARDS Using This Toolkit This Middle Housing Objective Development and Design Standards (ODDS) Toolkit consists of a basic set of standards and a detailed set of standards. If the basic set of standards suits your needs, step 2 does not apply. Ilk Step 1: Select Your Overlay Zone(s) (a) See pages 14 and 15 of this User Guide to identify the neighborhood Placetype(s) where you want to implement Middle Housing. (b) On the bottom of pages 14 and 15 of this User Guide, see the recommended overlay zone(s) for the Placetype(s) that you select. (c) Select your overlay zone(s) and take the content from Chapter 2 of the Toolkit (using the electronic files). (d) After selecting your overlay zone(s), discard the unselected overlay zones. O (a) Review draft with stakeholders to identify potential changes or further customization. (b) Review with stakeholders the specific parcels where these standards are to apply. (c) Refine and review with the Planning Commission. (d) Review and Adoption by City Council. June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housing Toolkit 21 Packet Pg. 226 s.B.c Part 4 — COMMUNICATION RESOURCES When you're ready to talk with your community about Middle Housing, use these tools to help you with those conversations. 3 N / 1 Y COMMUNICATION RESOURCES 8 CID Communication Resources for Middle Housing Posters and FAQs..........................................Page 24 Pro -Forma Tool...............................................Page 26 PowerPoint Presentations � Videos ......... Page 28 Middle Housing Photo Library..................Page 29 Middle Housing Models.............................Page 30 Placetype Atlas...............................................Page 32 22 User Guide I Traditional Neighborhood Design Middle Housing Toolkit une .2 2 Packet Pg. 227 6.B.c Part 4 — COMMUNICATION RESOURCES Using the Resources Several resources are provided to help you communicate about Middle Housing implementation with the community and other stakeholders: ■ The posters, FAQs, and PowerPoint presentations are to help you communicate about Middle Housing zoning and the types of buildings it enables. ■ The pro -forma tool is to help you decide which Middle Housing types best suit your needs. ■ The photo library and Middle Housing models are to help increase understanding of the specific Middle Housing types and demonstrate how they work in the Puget Sound region. ■ The Placetype Atlas is a resource to help apply the Toolkit. June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housina Toolkit 23 Packet Pg. 228 s.B.c Part 4 — COMMUNICATION RESOURCES Posters and Frequently Asked Questions Use a set of seven easy -to -follow posters to inform your stakeholders and advocate for and discuss the benefits of Middle Housing. CUr,n,n„ Middle Housing benef its Middle Housing can increase home -ownership and empower residents to build generational wealth for their families. hl O,aocf: Why do we need �na Middle Housing Middle Housing can add housing while respecting the built form and scale of existing neighborhoods. This can help address the significant gap in housing supply and affordability in the region. Who can this �M Meeting Current Future Housing N L What the Puget Sound Region Has h 59% tin 25% 46% 40% What the Puget Sound Region Will Share a FAQ handout that answers common questions about Middle Housing. Of What people said... The Puget Sound Regional Council and Washington State Department of Commerce conducted a Statewide Housing Survey in December 2022. Below are some key findings: Survey Findings: Current Housing ®Housing costs are the LOP ssue for most respondents 39%1,..end.nt.namedh.­,. 77% v n ara 75%.,nnm rn, r nme 83% <.dna., g 78 % aay,ha� wan, more no.. �g np, n n, . 49%f.d d k.rwryd wfind %h...ee.n affM1 74 ul,fi-msor . dnshay.ng 76%., ..n. ddfiho g .f.anda.aa r Survey Findings: Middle Housing People Support "Middle" Housing 58%ag 66%, 1h.k�omem e­mo,ed,-r, .nd.fi.rd.det, .fhofisng 749/o. -p,efern * Displacement*discrimination 8%ha.a..fi.fien d,n a�nf..amn.r 7%haw n ae.dd­nm,nannn,n 14%oh. sh Statewide and within key regions, over half of respondents agree that Middle Housing, such as Triplexes, should be allowed in detached -housing zones. 51-61%.s..th.,Mm11.1­i"e, 111.ao dind.,.m.dh.u.ms.n... „ Ku, ,sd — 24 User Guide I Traditional Neighborhood Design Middle Housing Toolkit June 30, 2023 Packet Pg. 229 Part 4 — COMMUNICATION RESOURCES 6.B.c Ciao What is Middle Housing? Middle Housing is a range of house -scale building types with multiple units that encourage walkable neighborhoods. Dwelling Units Not One Size Fits All 66%s tho nivy dt e dive andaffordabletypes Charatteristics of Middle Housing OI -.. Middle Housing barriers Restrictive zoning codes, incentives that favor building detached houses, inadequate financing options and condominium liability laws have made Middle Housing challenging to build. What does M idd le ------------------ _- MlsslMdd Housing look 11 ke? n9Middle Ho Common Barriers to Middle Hou Middle Housing includes a palette of house -scale, aroxn� attainable housing types that fit the physical character of existing and new residential neighborhoods. e� Of upes Are No J.Stopped BuildingTh-®...Middle Housing. iwe _"Small" and""Me d regional examples 'Large"�Middle ■ June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housing Toolkit 25 Packet Pg. 230 s.B.c Part 4 — COMMUNICATION RESOURCES Pro -Forma Tool 1. "GPM UNN"a?I" ------------ Cy— Os"@" iol3teryS. lrq_lotMlSotMO_rMdea�Me0 ------ —i Iiq.Sry M o e t 1 P.MagM Now -------------------- N'tlp[I Th.. 1 _ ................._FM ee► ........ _.._...... 2. "Vim 6110600MMe ;l« *AM u — ... . ... — j.---------J Anrep. ua Btre I 1A00 -+-----.—.—._ MMpr�UnM =A—.—.------_-. .................—. 3e��►e�t�iliee drMl SID%--.—.— ee..ep�� Oneee O�y 9 Ikut to Oe4JU set" Su uee TerOS i 3. P+q.el P.e.M.St3r . sr� re�u ti so 1 3S3r• ne •! 3 — T33.3S� _1wd.earear._—ian Achi...1.. K.—.n UW. P.K.. In Shoreline, tte a-.mrape unit in ?his prqect could sell for 1xAveer w urw LStgae1 0 a ai;— 0pe 22?0 $46 Pr*OCR Rohr. "An.ile"y NP ate. bA......r.................... .•...... «....«...•... !! T Evaluate economic feasibility for each Middle Housing type by using this tool to test different scenarios based on the following variables: • Project location & type • Lot width and depth • Average unit size • Number of units • Impact fees • Development duration • Land cost 26 User Guide I Traditional Neighborhood Design Middle Housing Toolkit une .2 2 Packet Pg. 231 Part 4 — COMMUNICATION RESOURCES 6.B.c For example let's say that your community supports Middle Housing but wants to require at least 2 parking spaces per unit. Use this tool to test the economic feasibility of that expectation in your market. The results will identify which Middle Housing types are feasible with that assumption. This tool can assist in building understanding about the reality of certain expectations (e.g., more or less parking) and their impact on project feasibility. Project Return vs Attainability VERY LOW LOW MODERATE 25.0% • 5.0% — 0.0% 0% HIGH • Project Rate of Return . • • • Target Return 50% 100% 150% 200% 250% % of Area Median Income 300% June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housina Toolkit 27 Packet Pg. 232 6.B.c Part 4 — COMMUNICATION RESOURCES Power Point Presentations Use any of five prepared PowerPoint presentations. Talking points are already written for you in the "Notes" section, making presenting a breeze. #1 The Middle Housing Stuc What is the Middle Housing study? T�'`—s-�l s y`• � � r � •' 8 #2 Middle Housing: An Introduction #3 Middle Housing: What, How and Where What is Mrss Pg Middle Housing? a' House -scale buildings with multiple units In residential neighborhoods Why do we need Middle Housing? 1 To rewp to &wgav dem Phks.nd huuWm needs 2 ToV-1 noosng.mm—o0lte and NpNNhomeowner+n�p oggonannKe 3. To ppomole suat .ble 0e 6Wm.nt ., a �eagonae to anebnBte chge end en..onmai p.meehon n.eaa To strengthen local ecmamea #4 Getting more Middle Housing Update standards to recognize house '..'_""....._' a... !l #5 Middle Housing Stuil Tools and Resources High setback and open space standards Or, if you prefer, use pre-recorded videos of Opticos Design principal Stefan Pellegrini presenting the material. Where can Middle Housing be added? 28 User Guide I Traditional Neighborhood Design Middle Housing Toolkit June 30r 2023 Packet Pg. 233 Part 4 — COMMUNICATION RESOURCES 6.B.c Middle Housing Photo Library Use the photo library with 90 examples of Middle Housing types from the Puget Sound region. Sixplex MY(!t WrtaYK9.OrRN )5 Cottage Housing ins rwsmrrce cc.�s�ss a a u.esa v�ar exec pw0nq miA001e vats a�arge0 ro Oenrea YareO mm:me m wmox. ma:tee �n � w aw.r a+woKrrm�.arr�...,R+ea�. roan rnx s u«aiy o�daq.amyw Townhouse Middle Housing Category: Medium and large Attached dwellings with zero side yard setbacks, with each dwelling designed for use by a single family. Heights are up to three stones for Medium and up to four stories for Large Townhouses. P it Wi%-1!3 P 4 June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housing Toolkit 29 Packet Pg. 234 s.B.c Part 4 — COMMUNICATION RESOURCES Middle Housing Models Use the Library of Models with 21 examples of 10 Middle Housing types in the Puget Sound region to show what Middle Housing looks like on different sized lots. Medium Middle Housing Fourplex 01 Driveway A small -to -medium sized, (Alley entry detached, house -scaled building option) typically up to two and a half stories in height, consisting of four units, two on each floor. These units share a common entry which faces the street. Building Width x Depth 40'x40' Kn Lot Width. Depth 50'x9D' Gross Built Up Area 3,200 sf Entrance Net Leasable Area (85%of Gross) 2,720 sf facing the street Avg Unit Size 680 of Medium Middle Housing Fourplex 01 — 50' mil. Drivewav IAllev I= E R Driveway (Front • entry option) • Sidewalk Hnr er_'Ir 30 User Guide I Traditional Neighborhood Design Middle Housing Toolkit June 30r 2023 Packet Pg. 235 6.B.c Part 4 — COMMUNICATION RESOURCES Middle Housing Models Use the Library of Models with examples of 6 block types to show what Middle Housing looks like when mixed in with detached housing, and on different topography and block sizes. MH Typos Duplex, Triplex, Fourplex, Fiveplex, Sixplex Parking Ratio 1 space per una Example Block 3: 370' x 250' 1C1120x120 11 l 60'z120' Extra story within certain distance of street to avoid split-level 11'�� building 11 I More intense building on comers Parking access from the street Topography used to luck parking under some buildings Reduced on -site open space requirement due to rear setback being on a sleep slope. Variety of house -scaled building types Sloped site with 1 S% grade Block 4 [400' x 260']: Street View Design details • House -scale detached homes around a shared open space • Shared open space oriented to the street • Accessible ramps can be easily incorporated into the design June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housing Toolkit 31 Packet Pg. 236 s.B.c Part 4 — COMMUNICATION RESOURCES Placetype Atlas The Atlas was a key part of preparing the Middle Housing Toolkit. It identifies and describes the range of physical environments in the Puget Sound region where Middle Housing exists or could be introduced. How the Placetype Pages are Organized Placetypes were identified in the ten example cities presented below across a range of existing low- to moderate - intensity neighborhoods. astle Edgewood Enumclaw Mountlake Bothell Burien Renton Everett Tacoma Terrace a2 12,327 12,543 19,909 148,16� 52,066 I 106,785 110,629 219,346 8.38 5.17 4.06 ■ 32 User Guide I Traditional Neighborhood Design Middle Housing Toolkit une .2 2 Packet Pg. 237 Part 4 — COMMUNICATION RESOURCES s.B.� Look here to identify the city size and the Placetype 0 Look here for details on where this Placetype occurs 0 • • Small -Lot Traditional Neighborhood with Primarily Detached Houses Neighborhood that contains house -scale building types with small -to -medium building ((<< footprints. The buildings are separated from each allowing for some open space.`R"- liq XT Where does this Placetype occur? In large cities which serve as a destination r - rq ' - to the region. These cities are about 100,000 people or more. +3�,.r_.,.• f- , ' • �_�` Urban Growth ■ Example Cities Boundary with this Placetype Note: This is an example of this Placetypa n Tacoma. .. Renton Everett Tacoma _AL OO .-� .. •:l �7- r - Bothell Bothell E Burien Mountlake - Terrace E Enumclaw Snohomish Edgewood _ Newcastle a Primarily a residential neighborhood. House -scale buildings with attached or Small -to -medium building footprints on detached garages. medium -to -large lots. Placetype Characteristics M: Milli n_ e!mnlln _ �nl is I�Illlililll IUillln II_:uII1mm Bill:0. US I � 1111111111 2 V1x1111 1111 11 :t11�11= mill= CIS 11 � :11��1111 111 � =11C 11 - Commercial/ V Fixed -route X Office Transit Residential V 12 du/ac Traditional V Single -Family Residential 712 du/ac Which Middle Housing Types Work Best? Duplex Cottage Triplex/ Multiplex Stacked/ Housing Fourplex 2.5 stones Side -by -Side less intense �5t35Alt O CCH Small -to -Medium Some Medium -to -Large More Large Few Courtyard /Townl� Mult�� Courtyard townhouse 2.5 stories 2.5 stories 3 stories 3 stories 3 stories more intense Small More Medium Some Large Few E_ _ - - Lot Size - - Categories o o r s' o i o E.tra ,m.a Small 0 NOR Look here for the Placetype description and general characteristics Look here to understand the typical existing physical character. Look for existing land use, building scale, and lot size, information. Look here to see which Middle Housing types are recommended for this Racetype June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housing Toolkit 33 Packet Pg. 238 6.B.c Part 4 — COMMUNICATION RESOURCES Placetype Atlas Less Intense Large -Lot Small -Lot Detached Detached Neighborhood Neighborhood Detached housing neighborhoods with large lots and large houses Detached housing neighborhoods with smaller lots and higher lot coverage Mixed Neighborhood Large Footprint High -intensity neighborhoods with large building footprints Mixed Neighborhood Medium Footprint Low -to -medium intensity neighborhoods with medium building footprints Mixed Neighborhood Small Footprint Low -intensity neighborhoods with small building footprints _ V 3 N _U) N Y ci �a CL m 0 U CD .y 3 0 2 m 34 User Guide I Traditional Neighborhood Design Middle Housing Toolkit June 30r 2023 Packet Pg. 239 Part 4 — COMMUNICATION RESOURCES 6.B.c Neighborhood Center -Adjacent Residential neighborhood adjacent to a node iL Corridor -Adjacent Neighborhood Residential neighborhood adjacent to a major corridor _J lee More Intense l� Main Street -Adjacent City Center -Adjacent Neighborhood Neighborhood Residential neighborhood adjacent to a main street Residential neighborhood adjacent to a city center/ commercial center or major transit station June 30, 2023 User Guide I Traditional Neighborhood Design Middle Housina Toolkit 35 Packet Pg. 240 6.B.c This page intentionally left blank 36 User Guide I Traditional Neighborhood Design Middle Housing Toolkit Ii.[I,3U 202`> Packet Pg. 241 10.A Planning Board Agenda Item Meeting Date: 02/26/2025 Extended Agenda Staff Lead: Michael Clugston Department: Planning Division Prepared By: Michael Clugston Background/History N/A Staff Recommendation Given the constraints on time and resources, an additional special meeting is proposed on April 16. The Board might also consider changing meeting start times to 6PM for the next several months. If the Board chooses one or both options, the next extended agenda will be revised accordingly. Narrative N/A Attachments: 2.26.25 extended Packet Pg. 242 10.A.a PB Extended Agenda - February 26, 2025 .—I �n N Ln N O .--I ro r-I `° 1 N N N .--I LL 1 l0 N N .--I l0 N Q Ol Q l0 .—I Q m [V .—I 00 [V rl .—I Lfl [V c0 d) m [V Q 1 m —i Q 1 I- [V Ln 1 O _1 Ln 1 � N U p w O 1 N [V O N rl O N U (3) 0 N 0 1 0 _1 0 1 N W O r 1 r-I CQJa) co0 C0 [V Comprehensive Plan Annual Docket Capital Improvement Program/Capital Facilties Plan I PH Code Updates Centers + Hubs (final by mid 2025) 1 D D PH Rec STEP Housing (HB 1220 - final by mid 2025) 1 D D Rec Middle Housing (HB 1110 - 6/30/25) 1 D D PH Rec Design Standards + Processes (HB 1293 - 6/30/25) D D Rec Other Code Amendments I D PH Rec CAO Update (RCW 36.70A.130 - 12/31/25) I D D PH Rec Long Range Tree Canopy Policy Parking Code Updates Amendments to Tree Code to correct legal issue (minor) Hwy 99 Transitions Multi -family Density Increase Code Update regarding Parks (minor) Climate Legislative Package Administrative Private Application for Street Map Amendment (AMD2024-0007) I PH Election of Officers I Planning & Development Annual Work Plan Annual Retreat (start at 6) Planning Board report to City Council D B B B B Possible Park Renaming I PH Parks, Recreation & Human Services Report R R KEY I- Introduction & Discussion PH- Public Hearing D- Discussion Rec - Recommendation B- Briefing/Q&A R- Report with no briefing/presentation Regular meeting cancelled Special Meetings/Presentations Quarterly updates to Council April 16 - special PB meeting c a� Q d c d x w m c m X d W) N t0 N N w c m E s Q Packet Pg. 243