Open House: Subdivision & Sign Code Concepts

- Presentation -

December 16, 2015

Council Chambers

What’s Happening?

City Council has asked staff to:

• Review and propose updates to development regulations:

– Administration & processes

– Subdivisions & planned residential developments

– Various other topics

Tonight’s focus is on the subdivision & sign codes

SUBDIVISION CODE CONCEPTS

Subdivision Design

Subdivision Design Standards & Guidelines

• Zoning district standards

• Lot access standards

• Sustainable design standards

• Street, sidewalk, access, and dedication standards

• Water, sewer & storm drainage system provisions

• Critical area standards

• Tree and vegetation preservation standards

• Underground utilities

• Easement provisions (if applicable)

• Monument & survey standards

Subdivisions: Low Impact Design

Subdivisions: Low Impact Design

Proposal: LID may be applied to short or formal subdivision through usual review/ decision process

Why? Better option to protect/enhance:

• Existing trees

• Critical areas

• Natural features

• Stormwater

• Solar access

Subdivisions: Low Impact Design

Design Standards:

• Preserve & manage critical areas and buffers

• Additional protection or enhancement of trees, critical areas, natural features, stormwater management, or solar access must be provided

• Some flexibility to dimensional standards

Subdivision Design Standards & Guidelines

• Low impact stormwater techniques must be provided

• Total impervious area cap – No more than 50% of the site for smaller lots

(8,000sf or less)

– No more than 40% for each larger lot.

• Trees that must be retained or that are voluntarily being retained shall be protected, consistent with best management practices.

Short Subdivisions

Proposal: Change definition from “4 or fewer lots” to “9 or fewer lots” while adding stronger design standards and clearer criteria.

Why? Cuts out incentive for developers to do 2 side by side 4-lot subdivisions and instead have unified design

Short & Formal Subdivisions

Short & Formal Subdivisions are subject to the requirements of one of the following:

• Conventional design

• Low impact design or

• Fee simple unit lot design for townhomes

What is next?

• Public input being sought

• Any draft code amendments to be refined – With more options for public input & additional

changes

• Final draft to be considered for recommendation by Planning Board

• Final decision to be made by City Council

Open House: Subdivision & Sign Code Concepts

- Presentation -

December 16, 2015

Council Chambers

What’s Happening?

City Council has asked staff to:

• Review and propose updates to development regulations:

– Administration & processes

– Subdivisions & planned residential developments

– Various other topics

Tonight’s focus is on the subdivision & sign codes

Why Sign Code Review?

• Some complaints that signs are creating visual blight or are cluttering public right of way, esp. downtown

• Some parts of sign code lack clarity or may incentivize wrong thing

• We conducted an open house on August 3 to discuss sign code issues and take comments from community members

PROPOSED SIGN CONCEPTS

Sign Area Calculations

1. Clarify how current permitted sign area is calculated:

Current definition: “Sign area” is the maximum actual area of a sign that is visible from any single point of observation from any public vantage point. Supporting structures which are part of a sign display shall be included in the calculation of the sign area.

Sign Area Calculations -

Clarification

Sign Area Calculations

2. Update the way maximum sign area is regulated for multi-tenant commercial buildings

Current: Maximum allowed sign area is now consolidated for all businesses in the building: 1sf of sign area per 1 lineal foot of building frontage containing the main public entrance.

Sign Area Calculations

Proposal: Apply the measurement to the individual storefront (and not the whole multi-tenant façade)

Wall-Mounted Signs

1. Centered, proportional, and shaped to the architectural features of the buildings.

2. Signage shall not exceed 2/3 of individual storefront dimension. This standard also applies to upper level businesses.

OK NOT OK

Wall-Mounted Signs

Example of centered and proportional signs on first and second floors

Wall-Mounted Signs

Allow face of mansard roof on existing 1-story buildings to serve as wall for wall sign

Temporary Signs Downtown

Temporary Signs Downtown A-frame or “stanchion” (aka portable post-style) signs to be allowed in the ROW downtown, subject to limits:

Other standards: • Must be temporary –

not limited by # of days, but must be removed after hours

• Must have a city permit • 3-1/2’ height limit

Consideration: Where an individual storefront functions as an entry for more than one business, allow a second sign provided it is placed on the opposite side of the entry

Otherwise – a blade sign could be used to advertise the additional business

Temporary Signs Downtown

Snapshot of example temporary signs Downtown (taken in June)

Temporary Signs Downtown

Allow stanchion (a.k.a. standing signs) as an alternative to A-frame signs

Pole Signs

• Many Washington Cities no longer allow NEW pole signs

Downtown Directional Signs

• Up to 4 locations

• Master sign plan (perhaps as proposed by a public entity, and approved for design by the Architectural Design Board)

• City permit

• Maintained by the entity that sponsors the master sign plan.

Downtown Directional Signs

Example concepts

Downtown Directional Signs

Example concepts

Along Highway 99

Considering options associated with NEW pole signs

Along Highway 99

• Prohibit new pole signs on properties less than 1 acre in size.

• Allow monument sign within setback, if sign is no taller than 6’ and not blocking views for traffic safety

Monument Sign:

6’ max

What is next?

• Public input being sought

• Any draft code amendments to be refined – With more options for public input & additional

changes

• Final draft to be considered for recommendation by Planning Board

• Final decision to be made by City Council