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MAKERS architecture and urban design BELLINGHAM RESIDENTIAL CODE – SUMMARY OF RECOMMENDED CHANGES Page C-1 0416_Res_codes_App-C.doc - 12/8/04

Appendix C

Recommended Changes to the Multifamily Residential Development Handbook DECEMBER 15, 2004 In conjunction with our review of residential components of Bellingham’s Land Use Development Code (Title 20, BMC), MAKERS was asked to provide recommendations on how the Multifamily Residential Handbook could be improved. The recommendations emphasize the following:

• Increased clarity to applicants, City staff, and community members as to the overall intent of the standards and guidelines, including which design features are required and which features are encouraged.

• Refinements that reinforce design elements for multifamily developments that are most important for the community.

• Compatibility with regulatory changes for residential uses. Whereas the development regulations recommendations have largely been pared down to focus only on the most important standards, the recommended design handbook language has been strengthened in a way that provides more direction to Handbook users.

• Illustration of the standards and guidelines to help applicants, staff and community members visualize good and bad design examples.

• The opportunity for design departures. While the language herein has been strengthened, a departure process utilizing an appointed citizen review board of design professionals provides some flexibility, as long as applicants can demonstrate that they meet the intent of the standards and other departure criteria.

These recommendations are based on input from staff, key stakeholders (residential builders and architects), participants of the citywide Growth Forum workshops held this fall, and relevant goals, objectives and policies of the existing Comprehensive Plan.

NOTE: RATIONALE NOTES AND COMMENTS are italicized throughout the document for ease of use.


Table of Contents

Introduction Purpose ................................................................................................. C-3 Applicability ........................................................................................... C-3 How to Use the Handbook .................................................................... C-3 Review Process..................................................................................... C-5

I. Site Design A. Building Location and Orientation ......................................................... C-7 B. Privacy and Relationship to Adjacent Sites......................................... C-11 C. Connectivity......................................................................................... C-12 D. Surface Parking Location and Design ................................................. C-14 E. Clearing and Grading .......................................................................... C-16 F. Fences and Walls Adjacent to Street .................................................. C-18 G. Open Space and Recreation Areas..................................................... C-20 H. Site Lighting......................................................................................... C-24 I. Mailboxes and Service and Storage Areas ......................................... C-25 J. Stormwater Facilities ........................................................................... C-27 K. Signs ................................................................................................... C-29 L. Sidewalk Design.................................................................................. C-30 M. CPTED/Safety ..................................................................................... C-31

II. Landscaping A. Landscape Plan................................................................................... C-33 B. Landscaping Types ............................................................................. C-35 C. Plant Materials..................................................................................... C-39 D. Irrigation, Maintenance and Enforcement ........................................... C-41 E. Parking and Perimeter Landscaping ................................................... C-42

III. Building Design A. Design Context .................................................................................... C-44 B. Architectural Scale .............................................................................. C-46 C. Building Details.................................................................................... C-48 D. Building Foundations and Blank Walls ................................................ C-50 E. Building Materials and Color ............................................................... C-52 F. Garages and Accessory Buildings....................................................... C-53 G. Additions to Existing Structures........................................................... C-55

Definitions


Introduction Much of the multifamily residential development in our community has been composed of building types that have a poor level of compatibility with their surroundings—a “lack of fit.” Buildings designed without respect to their location appear out of character in the context of an established neighborhood.

Opposition to multifamily housing based on its design and incompatible character has generated resistance to higher density housing in many parts of our community. We have learned that new multifamily residential development must be designed in a way that blends with and respects the character of its surroundings if neighborhoods are to accept higher densities. Construction in newly developing areas faces similar issues, as areas with different housing types and densities are placed side by side. Concerns about neighborhood quality, safety and stability are shared among all neighborhoods.

These concerns are reflected in the goals and policies of Bellingham’s Comprehensive Plan, which call for a design review process for multifamily housing development.

Purpose The purposes of multifamily residential design review are as follows:

1. Promote acceptance of new multifamily residential developments and infill housing through a commitment to good design and respect for the scale of existing neighborhoods.

2. Improve the living environment and design characteristics of Bellingham’s multifamily housing.

3. Preserve and enhance the special qualities of existing neighborhoods and create attractive, safe and viable new neighborhoods.

4. Encourage creativity in site planning and architecture. 5. Maintain environmental quality through preservation of natural features and consolidation of

open spaces. 6. Increase awareness of what constitutes good design and assist the applicant in achieving

these objectives.

Applicability Development requiring design review under Bellingham Municipal Code Section 20.25.020 A shall comply with the provisions of this handbook. The design criteria apply to multifamily and townhouse development of three or more units. They apply city-wide except in districts with specialized design standards such as the Fairhaven Design Review District, downtown or in Institutional districts.

How to Use the Handbook

NOTE: Consider changing the “Requirement” statements to “Intent” statements. The word “requirement” misleads the applicant since the individual statements are often broadly stated goals. Furthermore, the “Guidelines” should be broken up into specific “Standards” and “Guidelines.” The current Guidelines language is very loose, with language such as “should” or “may” which make it difficult for both staff and applicants to determine whether or not certain elements are indeed required. Thus, the suggested “Standards” section breaks out those design


components that are most important and signify requirements. The “Guidelines” section retains the softer language to provide some flexibility. However, the applicant must be able to demonstrate how the project meets the Intent statements.

These provisions are in addition to the regulations contained in the Land Use Development Ordinance. Where the provisions of this handbook conflict with provisions in the Land Use Development Ordinance or the Neighborhood Plan, the regulations of the Land Use, the Planning Director or his/her designee (NOTE: Hereafter, the term “Planning Director” should refer to the director or his/her designee) shall determine which applies. (NOTE: The language here should be coordinated with other regulatory/neighborhood plan system changes. Since guidelines are more specific than city-wide regulations, they typically take precedent in most communities. However, the Neighborhood Plans sometimes provide the most specific recommendations and should be factored in.)

The Design Handbook is broken up into three sections: Site Design, Landscaping, and Building Design. The sub-sections within each of the three sections are organized in the following manner:

Intent Each project shall be required to comply with criteria set forth in the applicable “intent” statement at the beginning of each topic section. The “Standards” and “Guidelines” sections following each intent statement provide required and/or recommended measures to achieve the design intent.

Standards Each “Standards” section of the handbook uses words like “shall”, “must”, “is/are required” or “is/are prohibited” to signify required “standards” or actions.

Guidelines Each “Guidelines” section of the handbook uses words like “should”, “is/are recommended”, or “is/are encouraged” to signify recommended “guidelines” that are meant to be applied with some flexibility. Development projects must comply with “guidelines” unless the Planning Director finds that one of the following conditions apply: • The guideline is not applicable or appropriate in the particular instance. • The development proposal meets the “intent” of the guidelines in some other manner. • There is a compelling reason to the contrary.

Furthermore, the handbook contains some specific Standards and Guidelines that are easily quantifiable, while others provide a level of discretion in how they are complied with. In the latter case, the applicant must demonstrate to the Planning Director, in writing, how the project meets the “Intent”.

If conflicts arise between two or more Standards and/or Guidelines applied to a specific site, the Planning Director will determine an appropriate level of compliance for each based on their relative priority at that location.

If the Standards and/or Guidelines have been insufficiently addressed, the Planning Director may provide direction to assist the applicant in alterations to the design that would be consistent with the “Intent” and if possible, with the applicant’s objectives.


Review Process The design review process is contained in BMC 20.25. Generally, the steps are as follows:

1. Pre-application conference. Applicants of development proposals requiring design review are required to attend a pre-application conference with the Planning Director. The purpose of the meeting is to provide an opportunity for the Planning Director to review and provide input on preliminary design concepts and to identify design elements that will be particularly critical to the project. (NOTE: This is now only encouraged. It should be emphasized as a requirement, particularly in conjunction with the recommended or other Handbook update(s).)

2. Pre-application neighborhood meeting. Projects that include a SEPA environmental review or contain a “mixed use” require a pre-application neighborhood meeting conducted by the applicant. Required procedures for advertising and conducting the meeting are available at the Planning Department.

3. Application submittal and public notice. When a complete application is submitted, the Planning Department will issue a public notice of application and comment period, if required.

4. Review and decision. The Planning Department staff reviews the application and makes a recommendation. Environmental review and other required land use applications are usually reviewed at the same time. The Planning Director, or his/her designee, makes the decision on the application unless the applicant chooses to use a consolidated review process that specifies a different decision maker.

5. Appeal. The Hearing Examiner decides any appeals of a decision by the Planning Director.

6. Departures. The Planning Director shall have the authority to approve “Departure Applications” whereby applicants can depart from Standards herein, subject to the following:

Process a. The Planning Department staff reviews the application and makes a recommendation.

Environmental review and other required land use applications are usually reviewed at the same time.

b. Applications and applicable staff recommendations shall be reviewed by the Design Review Board (DRB) at a public meeting. (NOTE: Recommend use of a DRB made up of Bellingham citizens professionally active in relevant community design fields. In conjunction with simplification of both the development regulations and the design handbook, the departure process utilizing a citizen design review board was the top priority among stakeholders involved in the process. The process allows more flexibility in design and provides the community with a greater voice in determining whether or not a project meets community goals and objectives). The DRB makes a recommendation to the Planning Director.

c. The Planning Director makes the decision on the application.

Requirements a. The project as a whole meets the Intent statements outlined in this handbook.

b. The requested departure meets the Intent of the applicable topic section.

c. The departure will not have a detrimental effect on nearby properties or the City as a whole.


d. The project’s built environment encourages pedestrian activity and adds visual interest.

e. The project responds to site conditions through its orientation, circulation, and/or incorporation of special site features, or other means, as approved by the DRB and the Planning Director.

f. The project’s building(s) exhibits a high degree of craftsmanship, building detailing, architectural design, or quality of materials that are not typically found in standard construction. In order to meet this standard, an applicant must demonstrate to the DRB and Planning Director’s satisfaction that the project’s design offers a significant improvement over what otherwise could have been built under minimum standards and guidelines.


I. SITE DESIGN

A. Building Location and Orientation

Intent:

• To create safe and vital streets by encouraging development to enhance the street environment.

• To create new development that contributes to natural surveillance and provides for the personal safety of residents.

• To ensure that new development reinforces the existing or desired spatial characteristics of the neighborhood.

Standards: 1. Site planning characteristics of the proposed development must reinforce or enhance the

positive or desired spatial and functional qualities of the street. Specifically:

a. In existing traditionally designed neighborhoods (defined in Chapter IV) and in high density developments, buildings shall be oriented to the street by at least two of the following methods: i. Setting the building back from the street a distance similar to those of other buildings

in the block (where the existing context is desirable). ii. Facing and accentuating building entries so they are visible from the street. iii. Connecting entries to the public sidewalk by walkways that do not go through parking

lots. iv. Fronting building entrances on courtyards that have a visible connection to the public

street. This may be particularly appropriate when the fronting street is a major arterial.

Figure 1: This infill development

within a traditionally

designed neighborhood is

set back a distance similar to

adjacent structures,

features an accentuated

building entry and includes direct

pedestrian access from the sidewalk.


Figure 2: This multifamily plan orients buildings to the street to better fit with the existing neighborhood.

b. In other contexts, such as a multifamily complex located on a busy arterial, buildings may be oriented to natural areas or a common open space, while including design elements that provide a clear pedestrian entry from the public street. This must be done by using one of the following methods: i. Clustering buildings around a consolidated open space or spaces with some buildings

and entries oriented to the street. ii. Emphasizing the pedestrian entry to the site from the fronting street with landscaping,

special paving, gateways, arbors and similar features.

Figure 3: This development, located adjacent to an arterial,

is oriented around a central common open space.


2. A front yard transitional space between the adjacent public street(s) and the building(s), such as a landscaped front yard, front porch, and/or landscaped entry court, shall be provided. This creates a semi-public space that divides the public space (the street) from private space (the building). This space is an important security element, particularly when views are maintained between the street and building(s). Exception: For multifamily buildings sited adjacent to sidewalks, this transitional space may be reduced to a covered entry.

3. Windows must be provided on streetfront building facades to afford views to the street for security and a neighborhood-friendly façade. This includes buildings that front on private access roads.

4. Requirements for ground-oriented units (such as townhouses) and other forms of similar attached single family structures when fronting on a public or private access road: New developments must emphasize individual pedestrian entrances over private garages to the extent possible by using both of the following measures: (NOTE: This is new material. Townhouse units, particularly when fronting on private roads, need special treatment to enhance the pedestrian environment and highlight individual units. Planting strips, particularly with trees, are critical to softening the streetscape and adding identity to individual units.)

a. Enhance entries with a trellis, small porch, or other architectural features that provides cover for a person entering the unit and a transitional space between outside and inside the dwelling.

b. Provide a planted area in front of each pedestrian entry of at least 20 square feet in area, with no dimension less than 4 feet. Provide a combination of shrubs or ground cover and a street tree (refer to city arborist or street tree list if available).

NOTE: Deleted items are covered sufficiently in other areas of the handbook.

Figure 4: Provide highlighted entries for townhouse units.


Guidelines:

5. When the ground units are within 15 feet of the public right-of-way or common parking area, residences on the ground floor should be raised at least 36 inches above the sidewalk or common parking area for residents’ privacy. This is most applicable in buildings that are close to the sidewalk or in neighborhood contexts where existing development has established such a pattern. Where setbacks are shallow and ground floor residences are level with the sidewalk, substantial landscaping is appropriate to increase privacy. Where ground floor residential uses are permitted on the ground floor in mixed-use or commercial districts, developments are encouraged to incorporate a 15-foot tall ground floor to allow future conversion to commercial uses where desirable. Such projects can utilize a false floor 36 inches above the ground for residential uses to increase residents’ privacy.

Figure 5: Desirable configuration for ground floor residential uses

in districts where ground floor retail uses are encouraged

but not yet economically viable.


B. Privacy and Relationship to Adjacent Sites

Intent:

• Minimize, to the extent possible, negative impacts to adjacent properties, such as the loss of privacy or excessive shade and shadow.

Standards: 1. The proposed development shall minimize negative privacy impacts to adjacent single family

residential properties. At least one of the following methods must be used:

a. Set back the building and provide at least 10 feet of Type A or B Landscaping as defined in Section II-E (Parking and Perimeter Landscaping) along the adjacent property line(s). This method is required when adjacent to a Single Family zoned property.

b. Minimize the number of windows and balconies on the proposed building overlooking the neighboring private yards. (Obscured windows or windows above eye-level may be used to provide light.)

c. Step back upper floors or increase the side or rear setback so that window areas are farther from the property line.

d. Other method that meets the intent as approved by the Planning Director.

2. The development shall separate decks and patios with fencing, walls, trellises or other landscaping screens.

Figure 6: The new multifamily building on the right minimizes privacy

impacts to the adjacent house by minimizing the number and size of windows facing the side yard.

Guidelines: 3. The development should locate windows, to the extent possible, so that residents from one

unit cannot look directly into another unit. The Planning Director may require relocation of a window to reduce privacy impacts.

4. The development should arrange parking areas, common recreation areas and walkways away from ground floor windows and patios or provide landscape screening between these features. (Also see Section I-A, Building Location and Orientation, and Section I-G, Open Space and Recreation Areas.)

5. Balconies that overlook adjacent private yards should be opaque.


C. Connectivity

Intent:

• To provide safe and functional pedestrian and vehicular connections to existing neighborhoods, within the multifamily development, and to nearby public uses.

• To encourage walking and bicycling in the City.

Standards: 1. Developments must provide convenient pedestrian connections between the street, bus

stops, buildings, parking areas and recreation areas. A direct pedestrian connection between primary building entries and adjacent streets is required.

2. When a walkway runs along a building, a landscaping buffer must be provided between the two. At least 5 feet of Type B, C, or D Landscaping (as defined in Section II-B), or other landscaping treatments that meet the Intent, is required between the walkway and a building. The Planning Director will consider other treatments, particularly on compact sites, that meet the Intent.

3. Bus Stops: The developer shall consult with Whatcom Transit Authority to determine whether the site is, will, or could be served by transit, and with the school district to see whether it is served by school bus. If the site is located on an existing or future transit or school bus route, the multifamily walkway network shall provide convenient pedestrian access to the nearest transit stop.

Guidelines: 4. Development should use an interconnected

vehicular circulation system within the project.

5. Projects should take advantage of special opportunities to connect pedestrian walkways, bicycle routes and/or access drives between developments.

6. Where possible and desirable, steps and ramps should be provided across retaining walls and slopes. Gates should be provided to breech fences if they impede pedestrian movement to shopping, schools, transit, and other common activities and uses.

Figure 7: Provide landscaping between pathways and buildings.

Figure 8: Provide connections to public sidewalks.


7. Walkways and common areas should be separated from private patios by a low fence and/or landscaping screen. This separates public and private space, but maintains views onto walkways and common areas for safety.

8. Walkways should be located where they will be visible from dwelling units and/or actively used areas.

9. Walkways should be separated from vehicle traffic by using landscaping and/or different paving to provide separation.

10. Pedestrian walkways should provide direct access between destinations. Avoid excessively curvy or otherwise unreasonably indirect routing.

Figure 9: Provide pedestrian connections within the site and to the street.


D. Surface Parking Location and Design

Intent:

• To minimize the impact of parking facilities on the fronting street, pedestrian environment, and neighboring properties.

Standards: 1. Parking areas must be located in areas that are less visible from the street, such as in the

rear or side of the lot. Exception: Parking lots may be located between the building and street only when necessary due to physical limitations of the site.

Figures 10 & 11: Parking location standards.

2. Surface parking lots abutting streets or adjacent properties shall be screened per Section II-E (Parking and Perimeter Landscaping).

Guidelines: 3. In-structure and/or underground parking is

encouraged to hide parking areas from the street and minimize pavement area and stormwater runoff.

4. Parking layouts that dominate a development should be avoided. Developments should coordinate siting of parking areas, pedestrian connections and open space to promote easily accessible, centrally located open space.

5. Large parking lots should be broken up into smaller ones.


6. Developments should minimize the number and width of driveways and curb cuts. (NOTE: Refer to applicable BMC Code Section for specifics.)

7. Shared driveways with adjacent property owners are encouraged, when desirable.

8. The use of permeable pavements is encouraged to reduce stormwater runoff. Examples include porous asphalt pavement (PAP), porous concrete pavement (PCP), modular interlocking concrete block (MICB) of the internal drainage cell type (MICBIC), and modular interlocking concrete block with external drainage cells (MICBEC). (NOTE: More information on permeable surfaces can be found on the internet: http://www.soe.uoguelph.ca/webfiles/wjames/homepage/Research/T52Kipkie/T52.html

(Also see Section III-F, Garages and Accessory Buildings.)

Figure 12: Permeable pavements are encouraged for surface parking areas.


E. Clearing and Grading

Intent:

• To preserve significant natural features whenever feasible and minimize changes to the natural topography.

Standards and Guidelines: 1. Developments shall minimize the visual impacts of cut and fill by using one or more of the

following methods:

a. Terracing parking lots that incorporate landscaping beds rather than creating a long sloped lot.

b. Divide large grade changes by a series of benches and landscaped terraces. Limit individual retaining walls to 5 feet in height whenever feasible.

c. Use a stable slope of not more than 2 horizontal to 1 vertical rather than a retaining wall, when possible.

d. Other methods as approved by the Planning Director that meet the Intent.

Figure 13: Terrace development on a slop to reduce retaining wall heights and minimize the visual effects of

cut and fill (above). Avoid excessive hillside cuts that result in tall retaining walls (right).

Figure 14: Retaining walls should be terraced and limited to 5 feet in height whenever feasible.


Guidelines: 2. Site plans should incorporate the existing grades in the overall design of the project,

including buildings.

3. Projects are encouraged to incorporate existing trees and shrubs into the site plan, where desirable and to the extent possible. (See Section I-G, Open Space and Recreation Areas.) Temporary fencing should be provided for protection during construction. See BMC ____. NOTE: Reference applicable BMC section.

Figure 15: Design the site to follow the existing contours.


F. Fences and Walls Adjacent to Streets

Intent:

• To maintain a pedestrian scale along streets, private access drives or public walkways.

• To minimize the negative visual impact of fences on the street and pedestrian environment within the development.

• To enhance pedestrian safety.

Standards: 1. Fences and hedges located between any buildings and the street providing primary access

to the site must be not more than three feet six inches (3’6”) high to maintain views to the street for security. Exceptions may be granted by the Planning Director to minimize noise, safety, and privacy impacts where multifamily uses front on an arterial as long as the Intent statements are met. (NOTE: We also recommend this change in the development regulations, including for single family development).

2. Fences erected within 10 feet of any public street must be less than three feet six inches (3’6”) high. This specifically involves side and/or rear yards when a development fronts on more than one street. (NOTE: Again, this is trying to eliminate large blank walls adjacent to the sidewalk. Note that hedges are allowed here. This standard encourages landscaping features rather than fences.)

3. Fences taller than three feet six inches (3’6”) high and visible from a public street shall be screened with at least 10 feet of Type A or B Landscaping as defined in Section II-B (Landscaping Types) to mitigate the negative visual impacts on the street.

4. Developments featuring fences along any pedestrian walkway, common open space, or private access road must employ one or more of the following methods to maintain a pedestrian scale along the street or walkway:

a. Employing small landscaped setbacks, indentations, stepped fence heights, or other means of breaking up the wall or fence surface and height.

b. Employing different textures, colors or materials (including landscape materials) to break up the wall’s surface.

c. Providing a horizontal trellis or other pedestrian oriented feature that breaks up the size of the blank wall’s surface and adds visual interest.

d. Using non-solid fencing that allows views into the site.

e. Other methods as approved by the Planning Director that meet the Intent.

5. Except when required for stormwater ponds, chain link fences in front yards are prohibited, as they not compatible with the desired character of multifamily residential areas. (See Section I-J, Stormwater Facilities.)


Figure 16: Fence design.


G. Open Space and Recreation Areas

Intent:

• To create useable space that is suitable for leisure or recreational activities for residents.

• To create open space that contributes to the residential setting.

• To create open space that enhances environmental quality. Standards: NOTE: It is important here to refer to any numerical open space requirements. (See code recommendations for open space associated with MF uses, which require 200sf of private open space for townhouses and at least 100sf of open space for other MF. Such requirements could either be in code or here as long as the language differentiates requirements from recommendations.)

The overall intent is to reduce the numerical requirements for “Usable Space” but button up the design standards and guidelines for open space. Furthermore, the intent is to provide for a range of open space in each development.

1. Project applicants must demonstrate how the proposed development meets the Intent statement. Required open space per BMC (INSERT APPLICABLE CODE SECTION – 100SF/unit is recommended in development regulations) must be in one or more of the following forms:

a. Common open space accessible to all residents may count for up to 100% of the required open space. This includes landscaped courtyards or decks, gardens with pathways, children’s play areas, or other multi-purpose green spaces. Special requirements and recommendations for common spaces include the following: i. Required setback areas will not count towards the open space requirement unless it

is part of a space that meets the dimensional requirements (e.g. useable space must be at least 20 feet wide).

ii. Space should be large enough to provide functional leisure or recreational activity per the Planning Director. For example, long narrow spaces (less then 20 feet wide) rarely, if ever, can function as usable common space.

iii. Consider space as a focal point of development. iv. Space must contribute to the residential setting of the development. v. Space (particularly children’s play areas) must be visible from dwelling units and

positioned near pedestrian activity. vi. Space should feature paths, seating, lighting and other pedestrian amenities to make

the area more functional and enjoyable. vii. For large developments, provide for a range of activities that accommodate a range

of age groups. viii. Separate common space from ground floor windows, streets, service areas and

parking lots with landscaping and/or low-level fencing.


A

B

C

D

Figure 17: Common open space examples. “A” features a courtyard shared with mixed uses on the ground floor. “B” includes plenty of greenery, plus small, semi-private space with individual entries to adjacent units. “C” features a large fountain as a focal point. “D” includes a children’s play area.

b. Individual balconies may be used to meet up to 50% of the required open space. To qualify as open space, balconies must be at least 35 square feet with no dimension less than 4 feet to provide a space usable for human activity. (NOTE: Current code allows for developments to use balconies to make up 100% of the required open space if they are at least 4x10. Staff has noted that balconies appear as oversized and unnatural appendages, added only to make the current “usable” space requirements. Again, the intent of our recommendations is to encourage balconies as one of two or more types of open space.)

c. Rooftop decks may count for up to 50% of the required open space, but are generally

Figure 18: Balconies provide an important open space function. This is a good

example of balconies that are well integrated with the building’s architecture.


discouraged as a significant source of open space for a development, and may be used only if the following conditions are met. i. Space must be accessible (ADA) to all dwelling units. ii. Space must provide amenities such as seating areas, landscaping, and/or other

features that encourage use as determined by the Planning Director. iii. Space must feature hard surfacing appropriate to encourage resident use. iv. Space must incorporate features that provide for the safety of residents, such as

enclosures and appropriate lighting levels.

d. Natural areas that function as an amenity to the development may count for up to 50% of the required open space, subject to the following requirements and recommendations: i. The natural area must be accessible to all residents. For example, safe and attractive

trails provided along or through the natural area where they could serve as a major amenity to the development.

ii. Steep slopes, wetlands, or similar unbuildable areas shall not be counted in the calculations for required open space. (NOTE: Refine as needed for consistency with shoreline management and critical areas regulations.)

e. Indoor recreational areas may count for up to 50% of the required open space only in dense urban contexts (Preferably, we should refer to specific zones such as commercial or mixed-use districts.) in areas where other forms of open space are less feasible or desirable per the Planning Director’s approval. The following conditions must be met: i. Indoor spaces must be located in visible areas, such as near an entrance lobby and

near high traffic corridors. ii. Space must be designed to provide visibility from interior pedestrian corridors and to

the outside. Windows should generally occupy at least one-half of the perimeter of the space to make the space inviting and encourage use.

iii. Space must be designed specifically to serve interior recreational functions and not merely be leftover unrentable space used to meet the open space requirement. Such space must include amenities and design elements that will encourage use by residents as determined by the Planning Director.

2. Stormwater retention areas may be counted in the calculations for open space under the category and subsequent requirements of “natural areas” noted herein (up to 50% of the required open space) if the facility has natural looking edges, natural vegetation and no fencing except along the property line. The design of such areas must go well beyond functional stormwater requirements per the Planning Director in terms of the area involved and the quality of landscaping and resident amenities. The side slope of the stormwater facilities shall not exceed a grade of 1:3 (one vertical to three horizontal) unless slopes are existing, natural and covered with vegetation.

3. Play equipment and recreational activity space for children and/or teens shall be provided in residential complexes with 20 or more units. Exceptions: Age restricted senior citizen housing, developments located within ¼ mile of a public park that features a play area, mixed-use developments, and developments reserved for student housing.

4. Walkways shall connect the usable space and recreation facilities to the multifamily buildings.

5. Permanent outdoor recreation equipment shall not be sited within storm drainage facilities. Children’s play equipment shall be located away from any stormwater pond.


Guidelines: 6. To the extent possible, provide individual entries onto open space from ground floor

residential units. Small, semi-private open spaces for adjacent ground floor units that maintain visual access to the common area are strongly encouraged to enliven the space.

7. Where possible, orient open space to views of activities, cultural resources, or natural features to provide interest.

8. Space should be oriented to receive sunlight, facing east, west or (preferably) south, when possible.

9. Where possible, developments should combine the open space of contiguous properties to provide for larger open space areas.

Figure 19: This mixed-use development incorporates a variety of open space and recreation, including a pedestrian plaza, common green areas, wooded hillside area with a trail, and a stormwater pond designed as an amenity.


H. Site Lighting

Intent:

• To provide adequate lighting without creating excessive glare or light levels.

• To enhance the pedestrian environment.

Standards: 1. Low intensity lighting shall be provided for entries, walkways, parking lots and trash

enclosures.

2. Parking lot lights shall be no more than 18 feet in height. Walkway lighting shall be indirect and at a pedestrian scale of no more than 10 feet in height.

3. Lighting shall be directed away from the sky, dwellings and neighboring development. When using floodlights or security lighting, the source of light must be shielded to reduce glare.

4. Lights mounted on buildings shall not extend above the wall.

5. Internally lighted translucent awnings shall not be used.

Recommended lighting levels:

Building entries: 4-foot candles or greater

Walkways: 1.0 foot candles

Surface parking areas: 7.5 - 1-foot candle

Enclosed parking garages for common use: 3-foot candles

Guidelines: 6. Onsite lighting should be an integral part of the design concept for developments. Poles and

fixtures should be consistent throughout the project. The design of wall-mounted lighting should be appropriate to the architectural design features of the building.


I. Mailboxes and Service and Storage Areas Intent:

• To provide essential service areas without adversely impacting the quality of on- or off-site development.

• To locate and design site amenities to promote ease of use, safety, and visual cohesion.

Standards: 1. Mailboxes and their locations must be approved by the U.S. Postal Service. The design of

mailbox shelters must be compatible with the design of the primary structures on the site. This may include similar materials, architectural form, and/or design details. Mailbox locations shall be well lit and pedestrian accessible via an appropriate walkway. When possible, mailboxes should not front on parking lots.

2. When service elements are visible from a sidewalk, pathway, open space, residence, parking lot, or adjacent property, the elements must be screened. Specifically:

a. The design of any structure enclosing an outdoor collection point or any building used to contain a collection point shall be complementary with the design of the primary structure(s) on the site. This may be accomplished by the use of similar materials, architectural form, and/or design details.

b. A durable and attractive wall or fence, six feet in height, preferably surrounded by dense vegetation, must be utilized for visible refuse and disposal elements. Permanent building materials such as brick and concrete block (appropriately detailed to be compatible with primary buildings) are strongly encouraged for long-term maintenance.

3. Service areas shall not open directly onto a public sidewalk.

4. When a walk-in enclosure is provided, it shall allow visibility into the storage space by people approaching the entry.

Figure 20: Example of a well-designed service enclosure.


Guidelines: 5. Service areas should be sited to minimize the negative visual, auditory (noise), olfactory

(smell), and physical impacts to the street environment, adjacent (on- and off-site) residents, and pedestrian areas. Locate service areas near parking lots at the rear of the lot, if possible.

Figure 21: Service elements should be sited to minimize impacts to the pedestrian environment.


J. Stormwater Facilities

Intent:

• To minimize the negative impacts of open stormwater facilities on the residential environment.

• To minimize the negative impacts of open stormwater facilities on natural site features.

• To encourage developments to incorporate stormwater facilities into the site as an amenity.

Standards 1. When a fence is needed around the perimeter of the pond, solid board or chain link fence

with slats are prohibited. A dark vinyl coated chain link fence or similar fence that will allow vegetation to grow through it may be used in conjunction with landscape screening described below.

2. Fenced stormwater ponds visible from dwelling units, parking lots, public open spaces, and streets shall be screened with at least 10 feet of Type A or B Landscaping or 20 feet of Type E Landscaping.

Guidelines: 3. Where they are necessary, incorporate biofiltration swales

and stormwater ponds into the overall site design through one of the following methods:

a. (Generally, first preference where topography and other site conditions will allow.) Locate biofiltration swale, pond, or other approved system at the side or rear of the lot and incorporate as part of a landscape screen. Trees may be planted near the grass swale as long as they do not substantially shade the grass within the swale. The swale or pond should be oriented so that it does not impede pedestrian circulation or shared parking between two or more properties.

b. (Generally, second preference where topography is favorable.) Locate biofiltration swale, pond, or other approved system within the paved parking or service area. The swale or pond should be oriented so that it does not impede pedestrian circulation and should be landscaped consistent with the required internal parking lot landscaping.

c. (Generally, employ this option only when options “a” and “b” are not practical.) Locate the approved system along the front edge of the property. Incorporate landscaping and screening to visually enhance the swale without reducing maintainability and sun exposure. Fenced stormwater ponds should not be located along the front edge of the property.

Figure 22: Enhance natural drainage ways and wetlands by

using native vegetation and incorporating them into the

site’s open space.


Figure 23: Stormwater facility designed as an amenity.

4. The following treatments to stormwater facilities are encouraged:

a. Enhance a natural drainage way and incorporate it into the drainage scheme of the site when consistent with environmental policies.

b. Use native grasses, rocks and plant materials to line swales and pond edges when plantings will not interfere with the function.

c. Use ponds with side slopes of 3:1 or less to minimize the need for fencing.

5. When space is limited or topography requires the use of a masonry wall, use a textured surface and incorporate plant materials that will drape over and soften the appearance of the structure.

Figure 24: Design surface stormwater facilities

as a site amenity.


K. Signs

Intent:

• To minimize the amount of signage needed to identify the multifamily development.

Standards 1. When sign lighting is proposed, indirect lighting must be used.

2. When a free standing sign is used, it shall be a low, monument sign (no more than 5 feet in height) integrated with Type D Landscaping (as defined in Section II-B). Also see BMC _____ for applicable sign requirements. NOTE: Reference applicable BMC section.

Guidelines: 3. Internal directional signs showing the building locations and building numbers are

encouraged for relatively large projects with multiple buildings.

4. Sign materials should be the same as those that are used in the architectural details of the building(s).

5. The scale of signs should be in proportion to the building(s) and the site.


L. Sidewalk Design NOTE: Here and elsewhere, we suggest that the City develop a city-wide street improvement plan that addresses ROW widths, pavement widths, planting strip widths, street tree and planting standards, and sidewalk standards. Until such plan is developed, the following refinements are suggested.

Intent:

• To encourage sidewalks to be consistent with the existing or proposed street design for the subject area.

• To enhance the pedestrian environment along streets.

• To promote the retention of existing significant vegetation.

Standards: 1. Where new sidewalks are required, they shall be constructed similar to the existing sidewalks

in the neighborhood (where desirable as determined by the Planning Director) or to the standards specified in the neighborhood plan. For example, where adjacent properties are developed with 6-foot planting strips and 6-foot sidewalks, the proposed development must extend planting strips and sidewalks.

2. Sidewalk design must comply with City standards available through the Public Works Dept.

3. The development shall landscape the planting strip in the street right of way abutting the site. The landscaping in a planting strip shall complement that of traditional ones in the neighborhood. Type C Landscaping (as defined in Section II-B) with trees no less than 30 feet on-center and lower shrubs (no taller than 3 feet at maturity to maintain visibility) is recommended and may be required by the Planning Director. (Type C requires shrubs and ground cover as a lower water and maintenance alternative to grass.)

Guidelines: 4. If a new sidewalk is to be installed, it

should “meander” around any existing, mature trees, when feasible.

5. Where possible, planting strips between the sidewalk and street should be at least 6 feet in width.

Figure 25: Infill developments must extend sidewalk and planting strip

patterns established by the surrounding developments,

consistent with City standards.


M. CPTED/Safety NOTE: Here are some standard CPTED principles we’ve used for multifamily guidelines elsewhere. Many are duplicative of other standards or guidelines that are existing or proposed, but they reinforce why they are so important.

Intent:

• To ensure the safety of residents and the public when visiting or otherwise interacting with the development.

• To provide natural surveillance of public and semi-public spaces within the development.

Guidelines NOTE: These “Guidelines” may be required standards in other sections.

1. The development shall provide natural surveillance of public and semi-public spaces using the following methods:

a. Buildings should be arranged to allow visibility from dwelling units to open space areas, parking lots, and pedestrian walkways. (See Sections I-A and I-G.)

b. Open spaces should be located in central areas to maximize residents’ access to the space and improve its visibility from surrounding dwelling units. (See Section I-G.)

c. Windows, openings, and lighting should be provided in common areas. (See Section I-G.)

d. Windows should be provided on the street front to provide views of the street for security.

e. Children’s play areas should be centrally located so that they are visible from dwelling units and away from hazardous areas (garbage dumpsters, streets, parking areas, woods). (See Section I-G.)

f. Pedestrian visibility should be provided into and out of the space. Perimeter walls, hedges and other obstructions should allow visibility above a height of approximately 3 feet up to a height of approximately 6 feet. (See Sections I-A and I-G.)

g. Landscaping should be designed so that it does not interfere with lighting design. (See Section I-H and Chapter II.)

Figure 26: “Eyes on the street” can help to reduce criminal activity.


2. The development shall design its circulation system, parking areas, sidewalks, and open spaces so that they contribute to a perception of residential and controlled space where illegal activity will be observed and reported. Guidelines include the following:

a. Attractive pedestrian walkways should be provided, where applicable, for visible and convenient access between buildings, open space, public sidewalks, transit sites, and parking areas. (See Section I-C.)

b. Entries and pedestrian walkways should be emphasized with lighting and landscaping so that occupants and guests can clearly see them. (See Section I-C.)

c. Parking areas and walkways should be well-lit (between 0.7 and 1.0 foot candles evenly distributed on the ground) which allow users to identify faces at a reasonable distance and choose an appropriate route. Dead-ends or isolated places for pedestrian walkways should be avoided. (See Sections I-D and I-H.)

d. Visible and attractive borders which separate the public and semi-public spaces from private spaces are encouraged. (See Section I-G.)

3. The development shall emphasize the visual and spatial transition between the living area of a residence and the street by providing a partial visual screen or space-defining element between the interior residential space and the public sidewalk. Specifically:

a. Consider raising the ground level dwelling units or provide landscaping as a transition, particularly where setbacks are minimal. (See Section I-A.)

b. Exterior access corridors next to dwelling windows on upper floors should be avoided. (See Section I-C.)

c. Appropriate screening and buffering should be provided to create a physical separation between pedestrians on the sidewalk and the windows of a residential unit. Dense, shrubby or thorny shrubs below window height are a good choice to discourage unwanted access.

4. The development shall reinforce a sense of ownership and intolerance of unsafe activities by maintaining clean and safe conditions. This can be accomplished by using some or all of the following methods:

a. Appropriate plants should be used to maintain privacy and aesthetic enhancement while maintaining site lines through the property. Avoid creating hiding places.

b. Durable, high-quality and easy-to-maintain exterior materials should be used to add visual interest and detail. (See Section III-E.)

c. Concrete walls should be treated with texture, anti-graffiti coverings, or landscaping to deter graffiti. (See Section III-D.)

d. Chain link fences should be avoided in front yards. (See Section III-E.)


II. LANDSCAPING

A. Landscape Plan

Intent:

• To create developments with well conceived and attractive landscaping that reinforces the architectural and site planning concepts in response to site conditions and contexts.

• To reduce the negative potential impacts between adjacent and neighboring uses.

Guidelines: NOTE 1: As part of the development regulations changes, we suggest that required landscape plans be submitted by a certified Landscape Architect or Professional Horticulturalist to ensure a minimum level of education and experience in horticultural principles.

NOTE 2: Much of the suggested landscaping suggestions below and in the next four sections could be considered for all non-single family/duplex developments on a city-wide basis. Furthermore, the standards herein could easily be contained within the codified development standards. Regardless, material that remains within this “Handbook” must complement the material in the development regulations.

NOTE 3: The material below and in the following four Landscape Design sections is based on the guidelines in the existing handbook, comments from staff and stakeholders with regards to current guidelines and overall desired character, goals and objectives in the existing comprehensive plan, and from standards and guidelines from other communities with similar characteristics.

1. The required Landscape Plan per (insert applicable BMC code section) shall be prepared by a licensed landscape architect or Washington-certified Professional Horticulturalist (CPH).

2. The required Landscape Plan shall include a landscape design concept. The preservation and use of existing substantive vegetation and native materials in informal plantings and arrangements is strongly encouraged and should be considered in the concept. More structured or formal landscaping may be allowed where it is necessary to control planting due to limited space. At a minimum, the project applicant shall demonstrate in the Landscape Plan how the following elements are included:

a. A unified pedestrian circulation system with amenities and plantings. (Also see Section I-C, Connectivity.)

b. A coordinated system of open spaces and planting areas that provide the required pedestrian areas. The plan should indicate how the various spaces and plantings relate to achieve the project’s site design objectives of continuity, variety, activity, etc. (See section I-G, Open Space and Recreation Areas.)

c. Plantings and/or site features that enhance the building(s)’s architectural qualities.

3. The project applicant must identify how the following landscape design objectives are achieved:


a. Where feasible, coordinate selection of plant material to provide a succession of blooms, seasonal color, and a variety of texture.

b. Provide a transition in landscaping design between adjacent sites, within a site, and from native vegetation areas in order to achieve greater continuity.

c. Design landscaping to provide a transition between built structures (vertical planes) and the site (horizontal planes).

4. Projects are encouraged to use informal arrangement of plants installed in a variety of treatments that will enhance building designs and attractively screen parked vehicles and unsightly areas, soften the visual impact of structures, and enhance views and vistas. A formal arrangement may be acceptable if it has enough variety in layout and plants. Contiguous, long, unbroken, straight rows of a single plant should be avoided where possible.

5. Projects are encouraged to retain existing vegetation that is healthy and contributes to the attractiveness of the site. Existing significant trees and shrubbery (six-inch caliper or more) must be shown on the proposed landscape plan (even if they are proposed to be removed).

6. Other landscaping suggestions include the following:

a. Consider the incorporation of a planter guard or low planter wall as part of the architecture.

b. Consider incorporating upper-story planter boxes or roof plants.

c. Emphasize entries with special planting in conjunction with decorative paving and/or lighting.


B. Landscaping Types NOTE: Again, this material should ultimately be included in the development regulations so that it can be referenced for other non-residential uses. If so, the applicable standards and guidelines herein can simply refer to Type x Landscaping as described in BMC Section x. The landscaping types are based on our experience with several other similar communities. These types and other subsequent landscaping standards should be closely reviewed by all applicable City staff or an arborist.

Type A Landscaping

Intent:

• To provide a dense landscaping screen separating multifamily uses from commercial or single family uses.

Standards 1. For landscaping strips 10 to 15 feet wide:

a. At least one row of evergreen trees, minimum 8 feet in height and 10 feet maximum separation.

b. Permitted evergreen tree species are those with the ability to develop a minimum branching width of 8 feet within 5 years.

c. Shrubs at a rate of one shrub per 20 square feet of landscaped area. Shrubs shall be at least 16 inches tall at planting and have a mature height between 3 and 4 feet.

d. Ground cover.

2. For landscaping strips wider than 15 feet:

a. A minimum of one evergreen tree at least 8 feet tall for every 150 square feet arranged in a manner to obstruct views into the property.

b. Permitted evergreen tree species are those with the ability to develop a minimum branching width of 8 feet within 5 years.

c. Shrubs and ground cover as required above.

Figure 27: Type A landscaping.


Type B Landscaping

Intent:

• To provide a moderately dense and naturalistic vegetation screen to offer visual relief and integrate built elements into the natural environment.

Standards 1. For landscaping strips less than 15 feet wide:

a. Informal groupings of evergreen (minimum 8 feet in height) and/or deciduous (minimum 2 inch caliper as measured 4 feet from the root ball). At least 50% of the trees must be evergreen. Trees to be spaced at an average of 20 feet on-center, but may be grouped in asymmetrical arrangements.

b. Permitted tree species are those with the ability to develop a minimum branching width of 8 feet within 5 years.


d. Ground cover.


a. At least one tree per 300 square feet of landscaped area. At least 50% of the trees must be evergreen.

b. Tree species, shrubs, and ground cover as required above.

Figure 28: Type B landscaping.


Type C Landscaping

Intent:

• To provide visual relief in parking areas and along roadways where both a canopy of trees and visibility is required.

Standards 1. For landscaping strips 5 to 20 feet wide:

a. Trees at 20 feet on-center (minimum 2 inch caliper as measured 4 feet from the root ball).

b. Permitted tree species are those that reach a mature height of at least 35 feet.


d. Ground cover.


a. At least one tree per 300 square feet of landscaped area or 20 foot separation (on average). Place trees to create a canopy in desired locations without obstructing necessary view corridors.

b. Tree species, shrubs, and ground cover as required above.

Figure 29: Type C landscaping.


Type D Landscaping

Intent:

• To create a decorative landscaped display with colorful flowers or foliage as a focal setting for signs, special site elements and/or high visibility or pedestrian areas.

Standards 1. Shrubs, at least 50% of which must

exhibit decorative floral or foliage, shall cover at least 50% of the landscaped area. They shall be planted to cover the allocated area within 3 years.

2. The remaining 50% of the landscaped area may be planted with trees, shrubs, ground cover, or cultivated flower beds.

Type E Landscaping

Intent:

• To enhance natural areas and to integrate developments into existing conditions.

Standards 1. Landscaping shall consist of trees, shrubs, and

ground covers that are native to the Puget Sound and are appropriate to the conditions of the site. Species are subject to the approval by the Planning Director.

2. Arrangement of plants shall be asymmetrical and plant material shall be sufficient in quantity to cover the soil in one growing season.

3. Minimum 20 feet in width if used as a screen or required front yard treatment.

Figure 31: Type E landscaping.

Figure 30: Type D landscaping.


C. Plant Materials NOTE: Most of this is new material intended to provide more specific direction to project applicants and staff in developing/reviewing projects.

Intent:

• To encourage the use of attractive and drought tolerant plant materials native to the coastal regions of the Pacific Northwest.

• To promote tree retention and the protection of existing native vegetation.

Standards: 1. Street trees and other plantings in the planting strips within public rights-of-way must be

planted according to the City's Streetscape Design Plan (recommended per code change document – if not, should be covered elsewhere). Contact the Planning Department for details.

2. New landscaping materials shall include species native to the coastal region of the Pacific Northwest or non-invasive naturalized species that have adapted to the climatic conditions of the coastal region of the Pacific Northwest in the following amounts:

a. 75 percent of ground cover and shrubs.

b. 50 percent of trees.

3. At least 60 percent of new landscaping materials shall consist of drought tolerant species, except where site conditions within the required landscape areas assure adequate moisture for growth.

4. Broadleaf trees shall have a caliper of at least 1.75 inches at the time of planting. The caliper may be averaged, but no individual trees shall have a caliper of less than 1.5 inches.

5. Evergreen trees shall be at least 6 feet in height, measured from the treetop to the ground, at the time of planting.

6. Shrubs shall be:

a. Two-gallon size at the time of planting.

b. At least 16 inches in height at the time of planting.

7. Ground covers shall be planted and spaced to result in total coverage of the required landscape area within three years as follows:

a. Four inch pots at 18-inches on-center.

b. One-gallon or greater sized containers at 24-inches on-center.

8. Grass is acceptable as ground cover in landscaped areas, but not preferred for water conservation and maintenance purposes.

9. Grass and ground cover areas shall contain at least 2-inches of composted organic material at finished grade.


10. Existing soils shall be augmented with a 2-inch layer of fully composted organic material tilled a minimum of 6-inches deep.

11. Landscape areas shall be covered with at least 2 inches of mulch to minimize evaporation. Mulch shall consist of materials such as yard waste, sawdust, and/or manure that is fully composted.

12. Berms or mounds shall be no steeper than 3(H):1(V). Any slopes steeper than 3:1 (2:1 is maximum permitted by the city for fill slopes) need erosion control netting or other erosion control methods in planting areas not covered by grass (e.g., rockery).

Guidelines: 13. Deciduous or broadleaf evergreen trees should be planted at least 4 feet from curbs,

especially in front of parking stalls. Where possible, coniferous trees should be planted at least 7 feet from curbs.

14. Landscaping should be tall enough to soften any dumpster enclosures located in planting areas (see Section I-I, Mailboxes and Service and Storage Areas).

15. Project applicants are encouraged to utilize larger nursery stock - trees or shrubs that are more mature to the extent possible - to achieve quicker results.

16. The development should plan for the mature size of trees and major shrubs to avoid interference with windows, decks or lighting.


D. Irrigation, Maintenance and Enforcement

Intent:

• To provide for the long-term establishment and health of new landscape plantings.

• To ensure the long term maintenance and attractiveness of landscape plantings.

• To promote drought resistant planting materials.

Standards: 1. All areas where new landscaping is being required shall be provided with irrigation systems

designed by a licensed landscape architect, Washington-certified nursery-person, Washington-certified landscaper or professional engineer. Exception: Areas of undisturbed existing vegetation, low areas with existing high soil moisture conditions, or landscape areas consisting of drought-tolerant vegetation shall not require permanent irrigation systems.

2. All landscape areas shall be maintained in accordance with the following standards:

a. All landscaping shall be maintained with respect to pruning, trimming, mowing, watering, insect control, fertilizing, or other requirements to create a healthy growing condition and attractive appearance and to maintain the purpose of the landscape type.

b. Dead, diseased, stolen, vandalized, or damaged plants shall be replaced within three months with the plants indicated on the approved landscape plan.

c. All landscaped areas shall be maintained reasonably free of weeds and trash.

3. All required landscaping that is located within public rights-of-way shall be maintained by the abutting property owner.

4. A maintenance assurance device (MAD) shall be required by the City to ensure that landscaping will be installed and maintained for two years according to the approved plans and specifications. This could be either a CD (Certificate of Deposit) in the City’s name, a Letter of Credit from the developer’s bank, or cash. (NOTE: These are alternatives to a bond – which can be hard to collect- unless the City has had good experience with them.) The amount required must be at least 10 percent of the total cost of the materials. The MAD would be used by the City to hire a contractor to replace lost material due to non-maintenance. Furthermore, the project owner is required to file the design review decision document with the county clerk as a part of the deed of record, so that if ownership changes, the conditions are known.

Guidelines: 5. New developments are encouraged to use planting materials that require only temporary

irrigation systems. Such systems shall be removed after 24 months or two growing seasons, whichever occurs first, provided that the plantings are established.


E. Parking and Perimeter Landscaping

Intent:

• To define, break up, and screen parking areas.

• To reduce potential negative impacts on adjacent or neighboring uses.

• To enhance the aesthetic character of Bellingham’s built environment.

Standards and Guidelines: 1. Buffering, screening, and provisions for required landscaping shall be in accordance with

Table 1 below.

Table 1. Perimeter landscaping requirements.

Area Allowable

Landscape Types Minimum Buffer Width A 10’ B 10’ (with screen fencing) Side or rear yards adjacent to

Single Family zoned lands C 20’ A 10’ B 10’ (with screen fencing)

Side or rear yards adjacent to non-residential zones or non-residential uses C 20’

A 10’ B 5’ (with screen fencing) Between parking lots and any

side or rear yards C 20’ A 10’ B 10’ Between street and parking

lots E 20’ Interior parking lot landscaping A, B, C, or E Variable Between sidewalk and building A, B, C, D, or E Variable

Table 1 Exceptions: Where special topographic or other site conditions minimize or eliminate the need to provide landscaping buffers, the Planning Director may reduce or eliminate these requirements.

2. Internal landscaping for surface parking lots shall be provided. Specifically:

a. Canopy trees should be utilized within parking areas.

b. There shall be no more than 8 parking spaces in a row without a landscaping bed containing a tree, shrubs and ground cover.

c. At least one tree for every six parking spaces shall be provided (this excludes trees in the required perimeter areas).

d. Wheel stops, curbs or walkways shall be used to protect landscaping from vehicles.

Figure 32: Separate every 8 parking spaces with landscaping.


e. Minimum required internal surface parking lot landscaped areas:

Total number of parking spaces

Minimum required landscaped area

15-50 15 square feet/parking space

51-99 25 square feet/parking space

100 or more 35 square feet/parking space


III. BUILDING DESIGN

A. Design Context THIS FIRST SECTION CONSOLIDATES THE NEIGHBORHOOD SCALE AND NEIGHBORHOOD COMPATIBILITY SECTIONS INTO ONE “DESIGN CONTEXT” SECTION. COMPONENTS OF THIS FIRST SECTION INVOLVING SCALE CAN BE ADDRESSED IN THE ARCHITECTURAL SCALE SECTION.

Intent:

• To reinforce the character of the neighborhood, when existing context is desirable.

• To upgrade the character of the neighborhood, when existing context is undesirable.

Standards and Guidelines: 1. The development shall use house-sized building elements when locating a multifamily project

within or adjacent to a neighborhood predominantly developed with, or zoned for, single family homes or duplexes by using at least one of the following methods:

a. Building 1 and 2 story buildings adjacent to existing 1story houses and 2 and 3 story units adjacent to existing 2 story houses.

b. Using wall modulation and articulation to break a building into smaller sections that are similar in scale to the adjacent neighborhood buildings both in terms of height and width.

c. Arrange and orient the building elements to appear similar in mass and scale to larger single family houses in the neighborhood.

Exception: The Planning Director may exempt developments where the current zoning designation and applicable Neighborhood Plan anticipates major redevelopment of the surrounding district to a significantly higher density and greater development scale.

Figure 33: Stepping down the height of a building section and using smaller repeating elements, such as entry porches, helps large buildings fit better with adjacent single family neighborhoods.


2. New buildings shall reflect some of the architectural character of surrounding buildings when locating in a neighborhood where the existing context is well defined. At least three of the following shall be used:

a. Similar proportions and roof forms

b. Similar architectural style and materials

c. Similar patterns and proportions of windows

d. Similar entry configuration

e. Similar architectural details or features

3. Developments shall comply with applicable design standards and guidelines in the applicable Neighborhood Plan, as determined by the Planning Director.

Figure 34: Using similar roof lines is one way to achieve better compatibility.


B. Architectural Scale

Intent:

• To reduce the scale of large buildings and add visual interest.

Standards: 1. Articulation. New building facades (see proposed definition in Chapter 3) shall be articulated

with windows, balconies, bays, or other architectural elements to create intervals that reflect and promote compatibility with their surroundings and add visual interest. While building articulation alone will not create a successful building, it can help break down the scale of larger buildings into smaller components and provide a more pleasing form when used in conjunction with other architectural details and techniques. Building articulation shall be accomplished through the use of at least three of the techniques described below at intervals no more than 30 feet in width:

a. Repeating distinctive window patterns at intervals less than the articulation interval.

b. Providing a porch, patio, deck, or covered entry for each articulation interval.

c. Providing a balcony or bay window for each articulation interval. Balconies must be at least 35 square feet with no dimension less than 4 feet. Bay windows must extend at least 1 foot horizontally from the façade of the building.

d. Changing the roofline by alternating dormers, stepped roofs, gables, or other roof elements to reinforce the modulation or articulation interval. When flat roofs are used, add architectural detail such as a cornice or fascia and modulation to reduce the perceived mass of the walls.

e. Changing materials and/or color with a change in building plane.

f. Providing lighting fixtures, trellis, tree, or other landscape feature within each interval.

2. A common, unifying design theme shall be used throughout the building and project, but the same pattern of articulation shall not be repeated for more than 4 consecutive modules.

Figure 35: Building articulation reduces the scale of buildings and promotes compatibility

with their surroundings.

Figure 36: A change in modulation at 30 foot intervals is a good way to reduce the scale of

large buildings.


3. Modulation requirements:

a. The maximum façade width without horizontal building modulation shall be 30 feet.

b. The minimum modulation depth shall be 4 feet.

c. Change the roof shape or step the ridge line to correspond to the wall change.

d. The maximum façade width (the apparent façade width facing a public street or private access road) shall be 120 feet. Buildings exceeding 120 feet in width along a public street or private access road shall be divided by a 30-foot wide modulation of the exterior wall, so that the maximum length of a particular façade is 120 feet. Such modulation must be at least 20 feet or deeper and extend through all floors.

Exception: The Planning Director may exempt developments from the above modulation requirements where superior building materials are utilized (such as brick or stone) and articulated in a manner that meets the intent of the standards.

NOTE: The Privacy section has been moved to the first chapter with “Relationship to Adjacent Sites.”

Figure 37: Maximum façade width.


C. Building Details This material is from the articulation/modulation section, pulled to create a separate Building Details section.

Intent:

• To encourage the use of building details that add visual interest at a human scale.

Standards: 1. At least three of the following architectural details must be used:

a. A one-story porch at entrances.

b. Windows and doors that are sized and spaced in a manner similar to those used in single family homes. (This does not include picture windows without trim.)

c. Decorative details such as columns, bay windows, dormers, multi-lite windows, trim or moldings to articulate the building façade.

d. Roof details such as brackets, wide (12 inch or more) cornices and wide (16 inches or more) overhangs.

e. Material and/or color variations that coordinate with changes in the building modules and differentiate ground floors from upper floors.

f. Upper story setback, providing one or more of the upper stories is set back from the face of the building at least 6 feet.

g. Other building details that meet the intent of the standards as approved by the Planning Director.

Figure 38: This highlighted entry provides visual interest to this large multifamily building at a human scale.


2. Buildings defined by upper level exterior access corridors over 30 feet long are prohibited. A more desirable alternative is to create building modules of 4 to 6 dwelling units organized around a single access stairway that is integrated into the architecture of the building. (NOTE: The Standard is self-explanatory, intended to prohibit buildings that look like cheap motels.)

Guidelines: 3. The design of exterior stairways should be

enhanced by solid wall portions, columns and decorative details. Prefabricated metal stairs are strongly discouraged.

NOTE: The windows chapter has been removed – all elements are covered in other sections such as Orientation and Design Context.

Figure 40: Buildings defined by long upper level exterior access corridors are prohibited.

Figure 39: This multifamily building employs a variety of elements to add visual interest and reduce the perceived bulk and scale or the structure.


D. Building Foundations and Blank Walls Intent:

• To encourage a building foundation to be blended visually with the site.

• To minimize the impact of blank walls on the residential environment.

Standards: 1. Where there is more than 2 vertical feet of exposed foundation, landscaping of a sufficient

size, species and spacing shall be used to cover it.

2. Untreated blank walls visible from public streets, private access roads, common open space, and interior pedestrian pathways are prohibited. A wall (including building façades, building foundations, and retaining walls) is considered a blank wall if:

a. It is a ground floor wall or portion of a ground floor wall over six (6) feet in height with a horizontal length greater than fifteen (15) feet that does not include a window, door, building modulation or other architectural detailing.

b. Any portion of a ground floor wall having a surface area of four hundred (400) square feet or greater that does not include a window, door, building modulation or other architectural detailing.

3. Where blank walls are required or unavoidable, blank walls shall be treated with one or more of the following:

a. A planting bed at least 5 feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall. Elevated or terraced planting beds between the walkway and the building are encouraged.

b. Trellis or other vine supports with evergreen climbing vines.

c. Architectural detailing such as reveals, contrasting materials, or

other special detailing that meets the intent of this standard.

d. Artwork, such as bas relief sculpture, mural, or similar.

Figure 41: Desirable blank wall treatments.


Guidelines: 4. New developments on sloping sites should step the foundation to follow site contours or set

the building into the grade to hide the cut.

5. New developments should minimize the visibility of foundation walls by:

a. Minimizing the height of the exposed unfinished foundation.

b. Using a finish material on foundation walls that will complement the siding, such as a colored or scored concrete or stone.

NOTE: The entries chapter has been removed. All elements are covered in other sections such as Orientation and Design Context.


E. Building Materials and Color

Intent:

• To provide visual detail, reduce the perceived scale of the building, and be compatible with the existing neighborhood context.

Standards: 1. Plywood and T1-11 siding are not acceptable unless architecturally trimmed with batten or

similar treatments.

Guidelines: 2. New developments shall use durable materials such as the following:

a. Clear, stained or painted horizontal or vertical siding in wood or synthetic materials such as vinyl or composites

b. Shingles

c. Brick

d. Stone or faux stone

e. Stucco

f. Stucco-like exterior finishes, used in small modules

g. Ceramic or terra cotta tile

3. The development should coordinate materials and colors with the modulation and articulation of the building’s architecture. Material changes should occur at changes in wall planes, preferably at interior corner locations, to avoid a “tacked-on” appearance.


F. Garages Intent:

• To prevent garages and carports from dominating the streetscape or obscuring building entries.

• To ensure that accessory buildings are subordinate in scale to the main buildings.

Standards: 1. Garages shall be located with direct

maneuvering on an alley, where applicable.

2. When individual garage doors face the public street (e.g. townhouse, triplex or fourplex), at least two of the following methods shall be used:

a. Recess the garage behind the front façade of the building.

b. If the garage is not recessed, minimize the amount of extension beyond the front façade of the building while providing some architectural detail such as a small roof overhang or decorative doors.

c. Limit the garage wall to 50 percent of the front façade area (including upper floors) and provide windows within the front façade of the building.

3. Detached garages and carports shall not exceed 56 feet in length and garages should be modulated horizontally or vertically by at least 2 feet for every 28 feet in length.

4. Carport structures shall be designed to be compatible with the residential buildings in at least two of the following ways:

a. Similar materials.

b. Similar roof forms.

c. Similar building details.

d. Integrated into the residential structure.

Figure 42: The garages on these townhomes are deemphasized through the use of building

details and color and landscaping.


5. The impact of parking garage entrances, where they must face the street, shall be minimized by two or more of the following means, as necessary:

a. Locate parking garages in locations that do not dominate the development and minimize pedestrian impacts.

b. Minimize the views into the garage interior from the street. Possible methods include landscaping, planters, and decorative grilles or screens.

c. Minimize the width of the driveway to reduce pedestrian impacts.

d. Make pedestrian entrances more prominent than the garage entrances.

Guidelines: 6. Where no alley access is provided, individual garages should be located to the side or rear of

properties to the extent possible.

7. In-building or below building parking should be screened so it is not conspicuous from the street.

8. Residential buildings should not appear to “float” over the parking area, but should be linked to the ground level via a combination of pedestrian access points and architectural treatments and/or landscaping.

9. Garage walls that face the street should appear to contain habitable space through use of windows or other elements consistent with the design of the building.

Figure 43: This development deemphasizes it parking garage by minimizing its entrance

and emphasizing a variety of design details and landscaping components.


G. Additions to Existing Structures or Sites with Existing Buildings

Intent:

• To preserve the integrity of existing structures and ensure that new additions or accessory structures contribute to a desirable neighborhood character.

Standards: 1. The development shall maintain at least 300 square feet of usable private yard space for an

existing single family residential building when other buildings are added to the lot. Such space shall have no dimension less than 15 feet.

Guidelines: 2. When additions are proposed to an existing building, the same materials and architectural

style should be used for the entire building. Exceptions: Where the existing design character is undesirable, the Planning Director will allow departure from the existing materials and/or architectural styles as long as the addition is compatible with the existing or desired neighborhood character (per the applicable Neighborhood Plan).


IV. Definitions Articulation is the giving of emphasis to architectural elements (like windows, balconies, entries, etc.) that create a complementary pattern, or rhythm, dividing large buildings into smaller identifiable pieces.

Modulation is a measured offset or setback in a building’s face.

Façade refers to building elevations facing an adjacent street and elevations that include a primary building entrance.

Traditionally Designed Neighborhood refers to existing neighborhoods where residential uses feature modest front yard areas and building façades that are oriented towards the street. Façades feature porches or a covered entry and windows. Garages and parking areas are off of an alley or deemphasized to the side or the rear of the structure.

Blank Walls: a. A ground floor wall or portion of a ground floor wall over six (6) feet in height with a horizontal

length greater than fifteen (15) feet that does not include a window, door, building modulation or other architectural detailing; or

b. Any portion of a ground floor wall having a surface area of four hundred (400) square feet or greater that does not include a window, door, building modulation or other architectural detailing.

Recommended Changes to the Multifamily ... - COB Home · These recommendations are based on input...

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