§ 21.70.080. Design criteria for multifamily projects, condominiums and townhouses.

Staff decisions on all multifamily projects, condominiums and townhouses which have more than four dwelling units shall be based on the following criteria (see Illustrations 4—10):

A.

Colors and Materials.

1.

Harmony and continuity of colors and materials shall be considered for multifamily developments, particularly for infill projects that require special sensitivity for preservation of existing neighborhood character.

2.

The overall color scheme and materials used shall create the appearance of reducing building prominence and complementing the natural environment.

3.

All colors and materials shall complement and act as an amenity to the neighborhood.

4.

Innovative usage of colors and materials can be encouraged in areas devoid of any existing development.

B.

Landscaping. The purpose for this section is to provide for visual linkages between the proposed development and the existing neighborhood or natural environment.

1.

Landscaping shall meet the requirements of the Lacey UGA Zoning Code.

2.

Interior landscaping for the parking lot shall meet the requirements of Chapter 21.80.050D. This will provide for visual relief and decrease the amount of impervious surface within the parking area.

3.

The landscaping plan shall be submitted directly to the department for review and approval.

4.

The county shall also review submitted landscaping plans for appropriate protection of selected species.

5.

Pursuant to Chapter 21.80.050A, Type I landscaping shall be used between residential uses of different intensities. The use of fences and berms may also be required along with Type I landscaping.

6.

If seasonal weather prohibits installation, a performance guarantee in the amount of one hundred fifty percent of the licensed landscape architect or nursery person's estimate shall be submitted to the department prior to issuance of any permit. After installation of the landscaping, the department will review and approve the installed vegetation. All funds will then be released after approval is granted.

7.

A twenty percent maintenance bond shall be submitted to the department prior to issuance of any building permit. This bond shall be used to guarantee replacement of any plant material that dies within one year. After one year, the department will release all funds that have not been used to replace landscape materials.

C.

Natural Features. The purpose for this section is to encourage the development of multifamily projects that respect the natural features of the land.

1.

Significant stands of trees shall be preserved.

2.

Trees shall remain on-site to the maximum extent feasible with the exception of the building footprint, common open space facilities, driveways, parking lots, ten feet outside the building footprint, and stormwater detention areas.

3.

Clearing and grading applications for multifamily developments shall be reviewed by the department.

4.

Existing topographic patterns shall be preserved and enhanced. This shall ensure that indiscriminate grading and vegetation removal does not occur.

5.

Any wetlands and associated buffers shall be saved in accordance with the Thurston County Critical Areas Ordinance (Title 24) or the Thurston County Agricultural Activities Critical Area Ordinance (TCC Chapter 17.15), for agricultural activities.

6.

Storm drainage and erosion control for multifamily developments shall meet the requirements of the "Drainage Design and Erosion Control Manual for Thurston Region, Washington" adopted in TCC Chapter 15.05.

D.

Building Design. The proposal should be compatible and visually integrated within the existing development.

1.

Extra attention shall be given to proposed developments that are located adjacent to existing single family detached developments. This consideration shall ensure that proposed developments minimize impacts onto adjacent, lower density uses. Submitted proposals may be reviewed for the following items:

a.

Clustering;

b.

Height;

c.

Landscaping, berms and fences;

d.

Setbacks;

e.

Number of units in a building;

f.

Transition of Units on Proposed Sites. Projects adjacent to single-family developments shall be reviewed concurrently with Chapter 21.20 for transition standards.

2.

The proposed development shall be designed to complement or improve the aesthetic character of the neighborhood.

3.

Sensitivity in regards to building setbacks, massing of structures, spacing between buildings, scale of buildings, facade proportions and building materials shall be observed when placing development adjacent to single family detached neighborhoods.

4.

Developments shall provide diversity. This entails the following:

a.

Variation in building design and siting to emphasize individual units to avoid a boxy appearance, for example, by varying roof pitches, offsetting building footprints while avoiding lineal arrangements.

b.

Provisions of architectural features such as focal entryways, porches, dormers, decks, railings, and stairs, or other design elements that accomplish this objective.

c.

Compatibility in scale of building components, such as windows, doors, eaves and parapets.

E.

Vehicular and Pedestrian Access. The proposal should provide for visual continuity of the street, ease and safety of pedestrian movement, and relationship of vehicular and pedestrian access to the buildings on-site.

1.

Vehicular Access.

a.

Minimize the number of vehicular access points by sharing driveways and linking parking lots between adjacent uses;

b.

Parking spaces (on-site) should be separated from major drives, and the circulation patterns of such drives should be clear;

c.

Coordinate circulation drives and staging areas to accommodate routes needed by fire, refuse collection, delivery vehicles, moving vans, etc.;

d.

Consideration should be given to load/unload parking zones near the entry of the building. These spaces should be located in such a manner as to minimize interference with the entryway;

e.

A bus pullout and shelter may be required by Intercity Transit or North Thurston school district. The shelter shall meet the guidelines of Intercity Transit. The department may require additional bus shelter design features;

f.

Meet all requirements of Section 21.70.100.

2.

Pedestrian Access.

a.

Walkways shall be provided from the street and the main parking areas. Outlying parking lots should, at a minimum, provide walkways that connect to the main or central parking areas;

b.

Pedestrian walkways shall be defined by Type II or Type III landscaping for a combination of overstory and understory vegetation;

c.

Use materials, textures, patterns and colors to differentiate and emphasize pedestrian paths through parking areas to the main buildings within developments. Selection of chosen materials must also meet access requirements for persons with disabilities;

d.

Provide signage to identify pedestrian/bicycle routes according to the public works department guidelines;

e.

Minimize grades on-site to allow ease of access for pedestrians and persons with disabilities;

f.

Meet all requirements of Section 21.70.100.

3.

Entrance Identity.

a.

Emphasize the entrance of a building and make it more distinct by using pavement materials and landscaping to direct pedestrians to the entrance;

b.

Avoid locating parking spaces directly in front of the building entrance or in such a way as to interfere with visibility and access;

c.

Meet requirements of Section 21.70.110.

F.

Outdoor Storage Facilities and Mechanical Equipment. Mechanical equipment and outdoor storage shall be incorporated harmoniously into the site.

1.

Refuse receptacles shall be screened by a six-foot fence that matches the architectural style of the buildings on site. If the fence is chain link, it must be constructed of galvanized nine-gauge core wire with two-inch mesh. The six-foot fence may also be constructed of concrete block or brick. Coordination with current franchise hauler is encouraged. The sides and rear of the enclosure must be screened by Type I landscaping.

2.

Bicycle racks shall be located near recreational facilities and apartment buildings. Bicycle racks shall be screened by a Type II landscaping for a combination of overstory and understory vegetation.

3.

Locate service areas and equipment away from the residential uses on site to reduce noise wherever possible.

4.

Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from public view.

5.

Consideration should be given for storage areas on site for recreational items such as boats, RVs, etc. These items should be placed adjacent to the parking areas. If recreational storage is utilized, it shall be screened by a six-foot fence that matches the architectural style of the buildings on site. If the fence is chain link, it must be constructed of galvanized nine-gauge core wire with two-inch mesh. The six-foot fence may also be constructed of concrete block or brick.

G.

Site Lighting Standards. Lighting shall be integrated into the overall design of a multifamily project.

1.

Lighting shall be required for entryways, parking lots, carports, swimming pools, play areas, and along pedestrian pathways.

2.

Lighting shall be activated by photo electric cells or timer.

3.

Directional signage should be lit by either internal or external illumination.

4.

Lighting fixtures shall complement project design and shall be oriented to avoid direct glare onto adjacent properties while providing adequate safety for pedestrians.

H.

Sign Guidelines. The proposal shall incorporate signs that are designed to be complementary to the building design. All signs shall meet the requirements Chapter 21.75 of the Lacey UGA Zoning Code.

1.

Style Elements.

a.

Use sign shapes, lettering styles and materials that reflect architectural features of the multifamily development;

b.

Locate building identification signs so that building details will not be covered or obscured;

c.

Sign illumination shall be oriented to reduce glare and shall only be white or yellow in accordance with Section 21.75.180F.

(Ord. 11274 § 1 (part), 1996)

(Ord. No. 14773, § 10(Att. I), 7-24-2012; Ord. No. 14961, § 3(Att. C), 12-17-2013; Ord. No. 15390, § 1(Att. A, § V), 11-29-2016)

Illustration 9.

Preferred:

Visually integrate units in regard to building texture, height, and style for neighborhood sensitivity.

Avoid:

Developments that are not sensitive to existing single-family neighborhoods.