1. This chapter is not intended to, and does not, restrict speech on the basis of its content, viewpoint, or message.

1. Level I improvements include all exterior remodels, building additions, and/or site improvements that affect the exterior appearance of the building/site and/or cumulatively increase the gross floor area on a site less than 50 percent within three years of the date of permit issuance. The requirement for such improvements is only that the proposed improvements meet the standards and do not lead to further nonconformance with the standards.

For example, if a property owner decides to replace a building facade’s siding, then the siding must meet the applicable exterior building material standards, but elements such as building articulation would not be required.

2. Level II improvements include all improvements that cumulatively increase the gross floor area on a site by 50 to 100 percent, within three years of the date of permit issuance. All standards that do not involve repositioning the building or reconfiguring site development must apply to Level II improvements.

For example, if a property owner of an existing home in the CBD zone wants to convert the home to a retail use and build an addition equaling 75 percent of the current building’s footprint, then the following elements must apply:

3. Level III improvements include all improvements that cumulatively increase the gross floor area on a site by more than 100 percent within three years of the date of permit issuance. Such developments must conform to all applicable standards, except in a case where there are multiple buildings on one site, and only one building is being enlarged. In that scenario, improvements to the additional buildings are not required, but conformance with all other standards apply.

1. All development in the I, LM, AZ, and CM2 zones.

2. Development in the HM and LM1 zones not abutting State Route 20 right-of-way.

3. Development in the MS zone except for applicable block frontages designated storefront, landscaped, or mixed as established in AMC 19.61.040. (Ord. 3040 § 2 (Att. A), 2019)

1. For multifamily and nonresidential development in residential zones, the standards for landscaped block frontages apply.

2. For development that fronts onto multiple streets, see provisions in AMC 19.61.150.

1. Retail Space Depth. Departures from this standard are not allowed in the CBD zone. Elsewhere, reduced depths will be considered where the applicant can successfully demonstrate the proposed alternative design and configuration of the space is viable for a variety of permitted retail uses.

2. Facade Transparency. Facade transparency in the transparency zone may be a minimum of 40 percent if the facade design between ground-level windows provides visual interest to the pedestrian and mitigates the impacts of blank walls.

3. Weather Protection. Other proposed alternative design treatments must provide equivalent weather protection benefits.

4. Parking Location. Departures from this standard are not allowed in the CBD zone. Elsewhere, there must be an acceptable tradeoff in terms of the amount and quality of storefront area that is integrated with the development and the applicable parking location departure. In addition, the alternative must include design features to successfully mitigate the visual impact of additional parking areas along designated storefront streets.

5. Sidewalk Width. Alternative designs may be considered where topographical challenges or approved city streetscape plans with different sidewalk standards exist. Alternative designs must be able to accommodate safe and comfortable pedestrian traffic anticipated for full block development. (Ord. 3040 § 2 (Att. A), 2019)

1. Building Entrances. Block frontages with environmental constraints and/or those facing busy arterial streets and minor pedestrian traffic may warrant some flexibility to this standard (particularly in residential zones).

2. Facade Transparency. Facade transparency in the transparency zone may be reduced from the minimum by 50 percent if the facade design between ground level windows provides visual interest to the pedestrian and mitigates the impacts of blank walls.

3. Parking Location. Corner lots and unusual lot shapes warrant some flexibility to the standards herein, provided design treatments are included that minimize visual impacts of parking areas on the streetscape. (Ord. 3040 § 2 (Att. A), 2019)

1. Building Placement. Provide design treatments that create an effective transition between the public and private realm. For example, a stoop design or other similar treatments that utilize a low fence or retaining wall and/or hedge along the sidewalk may provide an effective transition (see Figure 19.61.080(C) for examples).

2. Facade Transparency. Facade transparency in the transparency zone may be reduced from the minimum by 50 percent if the facade design between ground level windows provides visual interest to the pedestrian and mitigates the impacts of blank walls.

1. Building Placement. Provide design treatments that create an effective transition between the public and private realm. For example, a stoop design or other similar treatments that utilize a low fence or retaining wall and/or hedge along the sidewalk may provide an effective transition (see Figure 19.61.080(C) for examples).

2. Facade Transparency. Facade transparency in the transparency zone may be reduced from the minimum by 50 percent if the facade design between ground level windows provides visual interest to the pedestrian and mitigates the impacts of blank walls.

3. Parking Location. Parking areas may be located in the front where design measures are included (above and beyond base standards) to mitigate visual impacts of parking areas along the street and where it can be demonstrated that there is an acceptable tradeoff of public benefits associated with the proposed building and parking lot location. Examples include distinctive landscape design integrating a decorative low fence or trellis. (Ord. 3040 § 2 (Att. A), 2019)

1. Facade Transparency. Facade transparency in the transparency zone may be reduced from the minimum by 50 percent if the facade design between ground level windows provides visual interest to the pedestrian and mitigates the impacts of blank walls.

2. Fence Screening. Reduced landscaping screening is allowed where some combination of the type and design of reduced landscaping and/or the enhanced design of fencing reduces the visual impact of the fencing on the gateway corridor environment. (Ord. 3040 § 2 (Att. A), 2019)

1. Facade Transparency. Reduced transparency is allowed where the design treatment of applicable landscaping and/or facade provide visual interest to the pedestrian and mitigates impacts of any blank wall areas. Up to a 50 percent reduction in the minimum amount of window transparency may be approved via departure. (Ord. 3040 § 2 (Att. A), 2019)

1. Storefront;

2. Mixed;

3. Landscaped; then

4. Undesignated.

1. Corner lots with undesignated frontages on both streets;

2. Other combination of block frontages, except those with a storefront block frontage designation, via a DEPARTURE and subject to the applicable departure criteria.

1. The maximum building setback from the street corner (measured from the right-of-way edge at the corner) is 20 feet, except where a corner plaza (meeting the pedestrian-oriented space provisions of AMC 19.62.040(D)) or other decorative landscaping design meets the purpose of the standards.

2. At least one of the following special features must be included (Figure 19.61.170 below illustrates acceptable examples):

1. To provide a thoughtful and fair process to plan for the development of large and new commercial and mixed-use sites in Anacortes consistent with the goals and policies of the comprehensive plan.

2. To promote the arrangement of streets, buildings, open space, parking and service areas that creates a strong sense of community and enhances the character of Anacortes.

3. To avoid uncoordinated patterns of development that waste valuable land, compromise vehicular and pedestrian access, and degrade the character of Anacortes.

1. Sites shown in Figure 19.61.040(C).

2. Sites annexed after adoption of this section as a mixed-use or industrial zone and which are not addressed in the block frontage maps in this chapter.

3. Sites rezoned after adoption of this section to a mixed-use or industrial zone and which are not addressed in the block frontage maps in this chapter.

1. Prior to site development of applicable sites, a framework development plan must be developed, approved and recorded for the property per the procedures in AMC 19.20.030 and 19.20.230. The plan must include:

2. Framework development plans may utilize any existing block frontage designations within or bordering the site, or include an alternative block frontage designation type or types, subject to framework development plan approval.

3. Alternatively, site plan development may occur on applicable sites without an approved and recorded framework development plan, provided all block frontages comply with the designations shown on Figure 19.61.040(C) or the standards for mixed block frontages in AMC 19.61.080.

1. All development in the I, LM, AZ, CM2, and MS zones.

2. Developments in the HM and LM1 zones when not abutting State Route 20 right-of-way.

1. To promote the functional and visual compatibility between developments.

2. To protect the privacy of residents on adjacent properties.

1. To create usable space that is suitable for leisure or recreational activities for residents.

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

3. To provide plazas that attract shoppers to commercial areas.

4. To provide plazas and other pedestrian-oriented spaces in commercial areas that enhance the employees’ and public’s opportunity for active and passive activities, such as dining, resting, people watching, and recreational activities.

5. To enhance the development character and attractiveness of commercial development.

1. All multifamily development, including multifamily portions of mixed-use development, must provide minimum usable open space equal to 100 square feet per dwelling unit for studio and one-bedroom dwellings and 150 square feet per dwelling unit for dwellings with two or more bedrooms. The required open space may be provided in a combination of ways:

2. Shared Open Space Design Requirements. Shared open space can include landscaped courtyards or decks, entrance plazas, gardens with pathways, children’s play areas, pools, and water features, provided they are accessible to all residents of the development. Accessible areas with native vegetation and areas used for stormwater retention, infiltration, or other multipurpose recreational and/or green spaces that meet the design criteria herein may qualify as shared open space.

Special requirements for shared open spaces include the following:

1. Required Pedestrian-Oriented Open Space Features.

2. Desirable Pedestrian-Oriented Open Space Features.

3. Features Prohibited within a Pedestrian-Oriented Open Space.

1. To improve the pedestrian and bicycling environment by making it easier, safer, and more comfortable to walk or ride among residences, to businesses, to the street sidewalk, to transit stops, through parking lots, to adjacent properties, and connections throughout the city.

2. To enhance access to on- and off-site open space areas and pedestrian/bicycle paths.

1. For sites with multiple buildings in the C, CBD, and MMU zones, pedestrian paths connecting businesses and residential entries on the same development site must be provided. Routes that minimize walking distances must be utilized to the extent practical.

DEPARTURES will be allowed where an indirect route would enhance the design and/or use of a common usable open space. See subsection (D) below for pathway design standards.

2. Sites with Residential Units. Provide direct pedestrian access between all ground related unit entries and a public street or to a clearly marked pathway network or open space that has direct access to a public street. Residential developments must provide a pedestrian circulation network that connects all main entrances on the site to other areas of the site, such as:

For townhouses or other residential units fronting the street, the sidewalk may be used to meet this standard.

3. Crosswalks are required when a pathway crosses an on-site paved area accessible to vehicles. Crosswalks must contain contrasting material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces.

4. Pedestrian Paths through Parking Lots. Large parking areas must include specially marked or paved sidewalks. At least one pathway must be provided every four rows of parking, or at a maximum spacing of 200 feet. The pathways must provide a safe connection to the building entrance and meet the pathway design standards in subsection D of this section. See examples below.

5. Barriers that limit future pedestrian access are prohibited. Gates that limit access to employees and residents are permitted. See subsection (D) below for pathway design standards.

1. All internal pedestrian pathways must have at least a minimum five-foot-wide unobstructed walking surface, except where otherwise required by the Anacortes engineering design standards.

2. All internal pedestrian pathways must be curbed and raised six inches above adjacent parking lot surface. Curbs may be cut to allow surface water runoff to enter low-impact development best management practices (LID BMPs). Ramps and other accessibility features must be provided in accordance with the Americans with Disabilities Act of 1990 and the current ADA Standards for Accessible Design.

DEPARTURE: Alternative curbless designs may be approved where design features are included to make the pathways safe and welcoming while enhancing the visual character of the site. See the lower right example in Figure 19.62.060(C) as a good example of a curbless design.

3. Where a pedestrian pathway is adjacent to perpendicular or angled parking, an extra two feet of pathway width must be provided to accommodate parked vehicles overhanging the pathway unless wheel stops are installed to prevent parked vehicles from overhanging the curb.

4. Pedestrian walks must be separated from structures with at least three feet of landscaping except where the adjacent building facade meets the storefront block frontage standards per AMC 19.61.060.

DEPARTURE: Other landscaping and/or facade design treatments to provide attractive pathways will be considered. Examples include sculptural, mosaic, bas-relief artwork, or other decorative treatments that meet the purpose. Figure 19.62.050(D)(4) below provides one example.

5. Pathways along facades containing primary tenant entries of multi-tenant commercial or mixed-use buildings, and which are 100 feet long or more and abut parking lots, must include the following:

c. Planting strips with trees may be used between any vehicle access or parking area and the pathway; provided, that the trees required in subsection (D)(5)(b) of this section are included, the pathway meets the applicable width standards herein, and the combined pathway and planting strip is at least 12 feet wide. Stormwater best management practices elements may be included in the planting strip.

1. To create a safe, convenient, and efficient network for vehicle circulation and parking.

2. To enhance the visual character of interior access roads.

3. To minimize conflicts with pedestrian circulation and activity.

1. To increase the function and appearance of internal roadways on large sites (greater than two acres) in the MMU zone, street trees and sidewalks must be provided on all internal access roadways, excepting access roads designed solely for the purpose of service (e.g., waste pick-up) and loading.

DEPARTURES will be allowed, provided the overall pedestrian circulation system and site landscaping meet the intent of the standards.

2. In some instances where traffic speed and volume are low, the reviewing authority may approve a street where vehicle, bicycle and pedestrian movement are mixed such as in a “woonerf” or “shared street.” Woonerf streets must feature traffic-calming and safety measures as well as landscape and amenity features as determined by the reviewing authority.

1. Block Frontage Provisions. For the purpose of complying with the block frontage standards in AMC Chapter 19.61, drive-through lanes are considered a parking area.

2. Screening. Drive-through lanes must be screened from public streets, internal pathways, and adjacent residential uses with landscaping or architectural screens.

DEPARTURE: Alternative screening schemes may be approved, provided they reduce the negative visual impacts of views from sidewalks, pathways, and adjacent residential uses and add visual interest.

3. Additional Drive-Through Lane Standards.

1. To minimize adverse visual, odor, and noise impacts of mechanical equipment, utility cabinets and service areas at ground and roof levels.

2. To provide adequate, durable, well-maintained, and accessible service and equipment areas.

3. To protect residential uses and adjacent properties from impacts due to location and utilization of service areas.

1. Service areas (loading docks, trash dumpsters, compactors, recycling areas, electrical panels, and mechanical equipment areas) must be located for convenient service access while avoiding negative visual, auditory, olfactory, or physical impacts on the streetscape environment and adjacent residentially zoned properties. Service areas must be sited for alley access if available.

The Director may require evidence that such elements will not significantly impact neighboring properties or public areas. (For example, the Director may require noise-damping specifications for fans near residential zones.)

2. Exterior Loading Areas. Exterior loading areas for commercial uses must not be located within 20 feet of a residentially zoned property.

DEPARTURES may be allowed where such a restriction does not allow feasible development, and alternative design measures can successfully mitigate potential negative impacts. For example, areas and drives may be required by the reviewing authority to be separated from the residential lot by a masonry wall at least eight feet high.

3. Service areas must not be visible from the sidewalk and adjacent properties. Where the Director finds that the only option for locating a service area is an area visible from a street, internal pathway or pedestrian area, or from an adjacent property, the area must be screened with structural and or landscaping screening measures provided in subsection (C) below and AMC Chapter 19.65, Landscaping. Service elements accessible from an alley are exempt from screening requirements.

4. Design for Safety. Other provisions of this section notwithstanding, service areas used by residents must be located to avoid entrapment areas and other conditions where personal security is potentially a problem. The Director may require pedestrian-scaled lighting or other measures to enhance security.

5. Locate and/or shield noise-producing mechanical equipment, such as fans, heat pumps, etc., to minimize sounds and reduce impacts at property lines adjacent to residentially zoned properties.

6. Dumpster Storage Areas.

1. Where screening of ground level service areas is required (see subsection (B)(3) of this section), the following applies:

2. The sides and rear of service enclosures must be screened with landscaping at least five feet wide in locations visible from the street, parking lots, and pathways to soften views of the screening element and add visual interest.

DEPARTURES to the provisions of subsections (C)(1) and (2) of this section will be considered per AMC 19.20.220, provided the enclosure and landscaping treatment meet the purpose of the standards and add visual interest to site users.

	All three examples use durable and attractive enclosures with trees and shrubs to soften views of the enclosures from the side. The lower left example uses a trellis structure on top—a desirable example particularly where the top of the enclosures are visible from surrounding buildings, streets, and pathways (due to topography or building heights).

1. All rooftop mechanical equipment, including air conditioners, heaters, vents, and similar equipment, must be fully screened from public view at the street level. Screening must be located so as not to interfere with operation of the equipment.

Exception: Roof-mounted wind turbines, solar energy systems, and rainwater reuse systems do not require screening.

2. For rooftop equipment, all screening devices must be well integrated into the architectural design through such elements as parapet walls, false roofs, roof wells, clerestories, or equipment rooms. Screening walls or unit-mounted screening is allowed but less desirable. Wood must not be used for screens or enclosures. Louvered designs are acceptable if consistent with building design style. Perforated metal is not permitted.

3. The screening materials must be of material requiring minimal maintenance and must be as high as the equipment being screened.

4. Locate and/or shield noise-producing mechanical equipment such as fans, heat pumps, etc., to minimize sounds and reduce impacts to adjacent properties.

The left illustration shows how rooftop mechanical equipment can be located and screened effectively. The right image shows effective location and screening, including side walls and a trellis to screen views from taller surrounding buildings.

1. All development in the I, LM, AZ, CM2, and MS zones.

2. Developments in the HM and LM1 zone when not abutting State Route 20 right-of-way.

1. Enliven the pedestrian environment along the adjacent sidewalks.

2. Incorporate a prominent and inviting entry visible from the street.

3. Building design and materials should evoke a sense of permanence.

4. Site and building design stands out from the surrounding context as a distinct landmark and provides visual interest from all observable scales. (Ord. 3040 § 2 (Att. A), 2019)

1. To promote buildings with an architectural character that reflects the region’s aesthetic and is based on human-scaled design details, durable high-quality materials, sustainable design measures, and responds uniquely to the site’s context.

2. To emphasize that high-quality design is most critical to Anacortes’s high-visibility sites and corridors.

3. To avoid generic, corporate architectural design that degrades the character and identity of Anacortes.

1. To employ facade articulation techniques that reduce the perceived scale of large buildings and add visual interest from all observable scales.

2. To create clear and welcoming building entries.

1. The maximum horizontal length of intervals is:

2. At least three of the following articulation features must be employed in compliance with maximum interval standards in subsection (C)(1) of this section:

DEPARTURES will be considered, provided they meet the purpose of the standards and the design criteria in subsection (D) below. For example, a departure may propose a design with only two articulation features instead of three or the articulation features exceed the maximum articulation interval.

1. Consider the type and width of the proposed articulation treatment and how effective it is in meeting the purpose given the building’s current and desired context (per Anacortes’s comprehensive plan).

2. Consider the applicable block frontage designation. Undesignated block frontages warrant more flexibility than block frontages designated as mixed or landscaped.

3. Consider the size and width of the building. Smaller buildings warrant greater flexibility than larger buildings.

4. Consider the quality of facade materials in concert with doors, windows, and other facade features and their ability to add visual interest to the street from a pedestrian scale and more distant observable scales.

1. Provide vertical building modulation at least six feet deep and 15 feet wide. For multi-story buildings, the modulation must extend through at least one-half of the building floors.

2. Use of a contrasting vertical modulated design component featuring all of the following:

3. Facade employs building walls with contrasting articulation that make it appear like multiple distinct buildings. To qualify for this option, these contrasting facades must employ all of the following:

4.  DEPARTURES to subsections (E)(1) through (E)(3) of this section will be considered, provided the design meets the purpose of the standards. Supplemental consideration for approving alternative designs:

Less than 100' wide: Meets standard.	More than 100' wide: Does not meet standard.
Building incorporates a courtyard along the facade (technique No.1 noted above) to effectively break it up into smaller components: Meets standard.
The left building uses technique No. 1 (vertical building modulation at least six feet deep and 15 feet wide). The right building uses technique No. 2 (contrasting vertical modulated design component). Both examples are effective in breaking up the perceived scale of the building and adding visual interest.

1. For flat roofs or facades with horizontal eave, fascia, or parapet, the minimum vertical dimension of roofline modulation is the greater of two feet or 0.1 multiplied by the wall height (finish grade to top of the wall) when combined with vertical building modulation techniques described in subsections above. Otherwise, the minimum vertical dimension of roofline modulation is the greater of four feet or 0.2 multiplied by the wall height.

2. A pitched roofline or gabled roofline segment of at least 20 feet in width. Buildings with pitched roofs must include a minimum slope of 5:12 and feature modulated roofline components at the interval required per the applicable standard above.

3. A combination of the above.

1. To encourage the incorporation of design details and small-scale elements into building facades that are attractive at a pedestrian scale.

2. To integrate window design that adds depth, richness, and visual interest to the facade.

1. Window and/or entry treatment, such as:

g. Other decorative or specially designed entry treatment that meets the purpose of the standards.

Examples of decorative or specially designed windows and entries. A = openable storefront window. B = transom windows. C = openable window with decorative details. D = decorative window shades. E = decorative door. F = recessed entry.

2. Building elements and facade details, such as:

Examples of elements attached to facades that enhance the visual intrigue of the building. A = retractable awning. B = custom hanging bike rack and repair station integrated as a storefront design element. C = decorative facade/sign lighting. D and E = custom decorative canopy. F = decorative tower.

3. Building materials and other facade elements, such as:

Examples of decorative surface materials. A = decorative brick/design. B = decorative tile work and column pattern. C = decorative medallion. D = decorative mosaic tile work. E = decorative bulkhead. F = decorative materials and design.

1. All windows (except storefront display windows) must employ designs that add depth and richness to the building facade. At least one of the following features must be included to meet this requirement:

2. Highly reflective glass must not be used on more than 10 percent of a building facade or other building elevations facing parks and containing primary building entrances.

1. Such rooflines must be proportional to the size and scale of the building.

2. Understated cornice lines are permitted, depending on the materials and design of the base and middle elements in reinforcing the base/middle/top configuration.

1. To encourage the use of durable, high-quality, and urban building materials that minimize maintenance cost and provide visual interest from all observable vantage points.

2. To promote the use of a distinctive mix of materials that helps to articulate facades and lends a sense of depth and richness to the buildings.

3. To place the highest priority on the first floor in the quality and detailing of materials at the pedestrian scale.

1. Concrete block (a.k.a. concrete masonry unit or CMU) may be used as a secondary cladding material on all street-facing building elevations if it is incorporated with other permitted materials.

DEPARTURES will be considered for alternative designs that use concrete block as the primary, but not the only, cladding material, provided the design incorporates a combination of textures and/or colors to add visual interest. For example, combining split or rock-facade units with smooth blocks can create distinctive patterns. The figures below illustrate acceptable concrete block use/designs.

CMU is the primary cladding for the corner element above, but secondary to brick on the main facades. The corner element uses a combination of decorative split-faced CMU closer to the sidewalk and smooth-faced CMU that is colored to look more like traditional white terra cotta tiles.

The above facade illustrates an acceptable alternative example, as CMU is used as the primary cladding material. Note the use of split-facade CMUs above each of the awnings and coupled with the use of smooth-facade CMUs on the vertical columns (which employ black accent tiles for added interest).

2. Metal siding may be used on all street-facing building elevations, provided it complies with the following standards:

DEPARTURES will be considered, provided the material’s integration and overall facade composition meet the purpose of the standards.

The use of metal siding in each example above is secondary to masonry. The left and right images are more contemporary in character, whereas the middle image is more rustic and industrial, with more refined windows.

3. Standards for the Use of Exterior Insulation and Finish System (EIFS). Such material/finishes may be used when it complies with the following:

DEPARTURES will be considered, provided the material’s integration and overall facade composition meet the purpose of the standards.

Left image: Note the use of brick and decorative concrete block on the ground level and EIFS on the second floor. The window treatments visible on the second floor add depth and interest to the facade. Right image: EIFS is between the window and sidewalk—this design is prohibited.

4. Cementitious wall board paneling/siding may be used, provided it meets the following provisions:

DEPARTURES will be considered, provided the material’s integration and overall facade composition meet the purpose of the standards.

The above building uses cementitious wallboard in different textures and colors to help articulate the facade. The white color replicates the board and batten style in the left image and green color in the right image effectively replicates horizontal wood siding. The wallboard board panels covering a large area in a single color would not meet the purpose of the standards. The right image is a better example and combines larger panels (dark maroon color) with horizontal wallboard board siding (beige color) as effective articulation features. Below is a similar acceptable example.

Another acceptable wallboard example replicating board and batten style with horizontal siding integrated with different colors and roofline modulation.

1. To avoid untreated blank walls.

2. To retain and enhance the character of Anacortes’s streetscapes.

1. Display windows at least 16 inches of depth to allow for changeable displays. Tack-on display cases (see Figure 19.63.070(C) below) do not qualify as a blank wall treatment.

2. Landscape planting bed at least five feet wide or a raised planter bed at least two feet high and three feet wide in front of the wall with planting materials that are sufficient to obscure or screen at least 60 percent of the wall’s surface within three years.

3. Installing a vertical trellis in front of the wall with climbing vines or plant materials.

4. Installing a mural as approved by the Director.

5. Special building detailing that adds visual interest at a pedestrian scale. Such detailing must use a variety of surfaces; monotonous designs will not meet the purpose of the standards.

1. Off-street parking areas must contain at a minimum the number of parking spaces as stipulated in AMC 19.64.040, except for modifications allowed elsewhere in this chapter.

2. If the formula for determining the number of off-street parking spaces results in a fraction, the number of off-street parking spaces must be rounded to the nearest whole number with fractions of one-half or greater rounding up and fractions below one-half rounding down.

3. In the case of two or more uses on the same site, the total requirements for off-street parking must be the sum of the requirements for each use computed separately, except as permitted in AMC 19.64.080 pertaining to shared parking.

1. Guest parking is required for all residential developments in accordance with this subsection. Guest parking provided is above and beyond the minimum quantitative requirements elsewhere in this chapter.

2. Guest Parking Location and Accessibility Standards.

3. Minimum Guest Parking Ratios by Housing Type.

4. Developments within the CBD zone are exempt from the guest parking requirements herein.

5. If the required number of guest parking spaces results in a fraction that requires less than one guest stall, no off-street guest parking space is required if on-street parking is available within 500 feet of the subject property.

1. Documentation regarding actual parking demand for the proposed use.

2. Technical studies prepared by a qualified professional relating to the parking need for the proposed use.

3. Documentation of parking requirements for the proposed use from other comparable jurisdictions.

1. Parking spaces must be a minimum of 18 feet long and a maximum of 23 feet long.

2. Two feet of parking space length may overhang designated walking paths. See AMC 19.53.050(C)(1)(b) and 19.62.050(D)(3) for related walking path dimensional standards.

1. Up to 33 percent of required nonaccessible parking spaces may be designated as compact.

2. Compact parking spaces have a minimum space length of 15 feet and a minimum space width of eight feet.

3. Each compact parking space must be clearly identified by painting the word “COMPACT” in capital letters, a minimum of eight inches high, on the pavement at the base of the parking space and centered between the striping.

1. The Director may allow up to a 50 percent reduction in minimum parking spaces if the reduction is supported by a parking study per AMC 19.64.020(H).

2. For nonresidential uses 5,000 gross square feet or larger, two parking spaces may be replaced by one space reserved for employee carpools. Use of this of provision is limited to a 10 percent reduction in total parking spaces as determined by the Director.

3. For nonresidential uses 5,000 gross square feet or larger, provide showers, changing rooms, and day-use lockers near long-term bicycle parking (see AMC 19.64.100 for related requirements). Use of this provision is limited to a five percent reduction in total parking spaces as determined by the Director.

4. For new residential uses with 20 or more dwelling units, three parking spaces may be replaced by one space reserved for a car-sharing provider. Use of this provision is limited to a 15 percent reduction in total parking spaces as determined by the Director. A long-term agreement between the property owner and a car-sharing provider must be approved by the Director. The agreement, along with a notice that the agreement is the basis for modified parking requirements under this chapter, must be recorded with the title to the property before a certificate of occupancy is issued.

5. The applicant may propose other transportation-related options that reduce parking demand in exchange for reduced minimum parking spaces if the Director determines they meet the purpose of this chapter.

1. For nonresidential uses 5,000 gross square feet or larger, provide spaces reserved for employee carpools.

2. For nonresidential uses 5,000 gross square feet or larger, provide showers, changing rooms, and day-use lockers near long-term bicycle parking (see AMC 19.64.100 for related requirements).

3. For nonresidential uses 5,000 square feet or larger, provide a designated passenger loading and unloading area. This area may be located on the street with approval of the Public Works Director or off street in conformance with the standards of AMC 19.62.060 and AMC Chapter 19.53, Private Driveways and Access.

4. For new residential uses with 20 or more dwelling units, provide spaces reserved for a car-sharing provider. A long-term agreement between the property owner and a car-sharing provider must be approved by the Director. The agreement, along with a notice that the agreement is the basis for modified parking requirements under this chapter, must be recorded with the title to the property before a certificate of occupancy is issued.

5. The applicant may propose other transportation-related conditions that reduce parking demand in exchange for increased maximum parking spaces if they meet the purpose of this chapter. (Ord. 3040 § 2 (Att. A), 2019)

1. The city has adopted a parking fee-in-lieu plan with provisions for the rates, collection, and use of funds.

2. The development is new or an expansion of leasable area.

3. The development is in one of the following locations:

1. Rate. The fee in lieu per parking space must be set by the Director and be based upon the current market rates for acquiring, planning, designing, developing, financing, and maintaining public off-street parking facilities. The Director may maintain separate rate schedules based upon the different costs of surface parking facilities and structured parking facilities. The Director may apply the rate that is consistent with the city’s current public parking plan.

2. Timing. The fee must be paid prior to the issuance of a building permit.

1. Funds from the parking fee-in-lieu program must be deposited by the City of Anacortes Treasurer in a special fund to be designated the “Anacortes off-street parking cumulative fund.” The City Council may direct that other moneys be transferred into the fund to be used for the purposes of the fund.

2. The fund must be used exclusively for acquiring, planning, designing, developing, financing, and maintaining public off-street parking facilities by purchase or lease in the areas identified in subsection (A)(3) of this section. The number of parking spaces planned and provided must be at least equal to the number of parking spaces waived for private development under this section.

3. Parking facilities provided with this fee must be available for general public use at all times, including for long-term residential parking. Use of such parking facilities may require time-based fees, and other restrictions may apply, as determined by the city’s current parking plan. (Ord. 3040 § 2 (Att. A), 2019)

1. Peak demand occurs at distinctly different times as reported by the Institute of Transportation Engineers or found with a parking study per AMC 19.64.020(H).

2. The minimum required parking must be based upon the minimum amount necessary to satisfy the daily peak demand generated by the uses.

3. In no case may the minimum required parking for a multi-tenant facility be less than 60 percent of the total required for the individual uses.

1. The minimum number of short-term and long-term bicycle parking spaces required is in Table 19.64.100. For the purposes of this section, the Director must determine what use applies to the development.

2. If the formula for determining the number of bicycle parking spaces results in a fraction, the number of off-street parking spaces must be rounded to the nearest whole number with fractions of one-half or greater rounding up and fractions below one-half rounding down. If the formula results in a number less than one, then at least one bicycle parking space is required.

3. In the case of two or more uses on the same site, the total requirements for bicycle parking must be the sum of the requirements for each use computed separately.

1. Short-term bicycle parking spaces may be located in the areas described in subsections (B)(1)(a) and (b) of this section:

2. Long-term bicycle parking spaces must be located on the development site.

1. The design of short-term and long-term bicycle parking spaces must substantially comply with the current “Essentials of Bike Parking,” maintained by the Association of Pedestrian and Bicycle Professionals, or similar standards approved for use by the Director.

2. Locating all bicycle parking spaces under weather protection cover is encouraged. (Ord. 3040 § 2 (Att. A), 2019)

1. Removal and replacement of dead and dying trees, grass and shrubs.

2. Removal of trash and weeds.

3. Repair and maintenance of traffic control devices, parking space striping, signs, light standards, fences, walls, surfacing materials, curbs, railings, landscaping, and stormwater best management practice elements.

4. Repair and maintenance of permanent stormwater best management practice elements. (Ord. 3040 § 2 (Att. A), 2019)

1. Boundaries and dimensions of the site.

2. Location of existing and proposed streets, curbs, utility lines, sidewalks.

3. Location of buildings and structures, parking lots, driveways, loading areas, outdoor mechanical equipment, signs, refuse enclosures, overhead utilities, water meter location, grassy swales, parking lot lighting, and any plants or trees that are to remain on site.

4. The location and design of landscape areas to be preserved and planted, and plant list to include the location, number, size and type of plant material by botanical and common name.

5. North arrow and scale.

6. Irrigation system if a permanent or temporary system is proposed.

7. Planting details.

8. Name, address and phone number of the person preparing the plan.

9. Landscaping calculations in compliance with this chapter.

10. A maintenance plan for any infiltration-based stormwater best management practices (BMPs) built as part of the landscaping design, including the specifications and maintenance procedures of any soil amendments.

11. The location of existing trees to be preserved, or new trees to be planted, in conformance with AMC Chapter 16.50, Tree Preservation, when applicable.

1. Tree heights may be called for within this chapter or elsewhere within this title:

2. Unless otherwise noted herein, required trees must meet the following standards at the time of planting:

1. Groundcovers must be planted and spaced to result in total coverage of the required landscape area within three years, or as per recommendations by a Washington State licensed landscape architect or Washington certified professional horticulturalist as follows:

2. Grass is acceptable as groundcover in landscaped areas, but generally not preferred for water conservation and maintenance purposes (lawn areas designed as play areas are an exception).

3. Groundcover areas must contain at least two inches of composted organic material at finished grade.

1. If there are more than eight required trees, no more than 40 percent of them may be of one species.

2. If there are more than 24 required trees, no more than 20 percent of them may be of one species.

3. If there are more than 24 required shrubs, no more than 75 percent of them may be of one species.

1. Existing soils must be augmented with a two-inch layer of fully composted organic material tilled a minimum of six inches deep prior to initial planting.

2. Landscape areas must be covered with at least two inches of mulch to minimize evaporation. Mulch must consist of organic materials such as bark chips and wood grindings or yard waste, sawdust, and/or manure that is fully composted. Washed rock can also be used as a mulch.

1. All required landscaping must be in-ground, except when in raised planters. Plant materials will be installed to current nursery industry standards.

2. Plant materials must be properly supported to ensure survival. Support devices such as guy wires or stakes must not interfere with vehicular or pedestrian movement. Where support is necessary, stakes, guy wires or other measures must be removed as soon as the plant can support itself.

3. Existing trees and plant materials to be retained must be protected during construction, such as by use of chain-link or other sturdy fence placed at the dripline of trees to be retained. Grading, topsoil storage, construction material storage, vehicles and equipment must not be allowed within the dripline of trees to be retained.

4. Installation of landscaping materials must take into consideration access to utility vaults, pedestals, and other public and private utility facilities.

5. Tree/Shrub Height and Location. The landscape plan should plan for the mature size of trees and major shrubs to avoid interference with windows, decks or lighting.

6. Trees must be protected by fencing until they are mature enough to withstand typical wildlife activity. (Ord. 3040 § 2 (Att. A), 2019)

1. Purpose. Type A landscaping functions as a full screen and visual barrier. This landscaping is typically found between residential and nonresidential areas for screening unwanted views.

2. Screening Requirement. The selected plant materials and configuration must be able to screen 70 percent of the unwanted views within five years of planting and screen 100 percent of the unwanted views within six years of planting. This requirement must account for the size and characteristics of materials planted, their typical growth rate, and size at maturity.

3. Planting Requirements. Type A landscaping must minimally consist of the following:

DEPARTURES that vary from the planting requirements of this subsection (A)(3) will be considered, provided the proposal meets the screening requirement of subsection (A)(2) of this section.

1. Purpose. Type B landscaping is a “filtered screen” that functions as a visual separator. This landscaping is typically found between differing types of residential development and used for screening unwanted views from the pedestrian environment.

2. Screening Requirement. The selected plant materials and configuration must meet the purpose of the standards within five years of planting. This requirement must account for the size and characteristics of materials planted, their typical growth rate, and size at maturity.

3. Planting Requirements. Type B landscaping must minimally consist of:

DEPARTURES that vary from the planting requirements of this subsection (B)(3) will be considered, provided the proposal meets the screening requirement of subsection (B)(2) of this section.

1. Purpose. Type C landscaping is a “see-through screen” that functions as a partial visual separator to soften the appearance of parking areas and building elevations. This landscaping is typically found along lot frontages or between multifamily developments.

2. Screening Requirement. The selected plant materials and configuration must meet the purpose of the standards within five years of planting. This requirement must account for the size and characteristics of materials planted, their typical growth rate, and size at maturity.

3. Planting Requirements. Type C landscaping must minimally consist of:

DEPARTURES that vary from the planting requirements of this subsection (C)(3) will be considered, provided the proposal meets the screening requirement of subsection (C)(2) of this section.

1. Type D landscaping refers to all other landscaped areas that do not qualify as Type A, B, or C landscaping, a hedge, or a rain garden. While native and low-maintenance trees and shrubs are encouraged in these areas, lawn areas may be used for recreational or design purposes. These areas may also include flower beds and perennial beds.

2. Type D landscaping may include any combination of plant materials, provided they comply with the plant materials standards in AMC 19.65.050.

1. A rain garden is a nonengineered planted depression that collects, absorbs, and filters rain water runoff from impervious areas. They are sized to accommodate temporary ponding and are not meant to be permanent ponds. They can also function as an attractive visual divider of space. To qualify as a rain garden, the following elements must be included:

Refer to the current Rain Garden Handbook for Western Washington for further guidance on rain garden location, design, planting, construction, and maintenance. Compliance with the Stormwater Management Manual may alter these requirements.

2. The applicability of rain gardens in site design will be determined by project size and flow control exemptions based upon minimum requirement No. 5 of the Western Washington Phase II municipal stormwater permit.

1. Where mature trees and vegetation exist within the required buffer areas, the preservation of said mature trees and vegetation may be preferable to new plant materials. The Director may require any of the following to better ensure the survival of existing mature trees and vegetation:

2. The letters A, B, C, D, E, and F refer to the landscape types described in AMC 19.65.060. Where more than one buffer type is referenced in a cell, one of the subject buffer types is required. The term “all” means that any of the landscaping types may be used.

3. The term “fence” refers to the requirement of a six-foot-high sight-screening fence. Such fences must comply with the provisions of AMC Chapter 19.66, Fences, Walls, and Hedges.

4. Where the cells are empty, there are no landscaping buffer requirements for the particular situation.

5. The numbers refer to the minimum required width of the required landscaping buffer.

6. Where superscript numbers are included in a cell, see the corresponding note matching the number below the table.

7. The screening elements must extend along the entire property line between the uses/properties except where precluded by structures, driveways, or similar obstructions.

8. Where the developing use is across the street from an existing abutting use or zone, only the buffer type listed for the abutting street is required.

9. DEPARTURES. Alternative buffer treatments may be approved per AMC 19.20.220 for any of the buffer types required below, provided they meet the purpose of this chapter.

1. For screening requirements for service areas and mechanical equipment for nonresidential and multifamily development, see AMC 19.62.070.

2. Required buffer vegetation must be planted within the property boundaries. However, additional plantings above the minimum requirement may extend into the right-of-way per subsection F of this section.

3. The height of any screen material required by this chapter in the vicinity of a point of ingress and egress may not exceed two and one-half feet in height within the clear-vision triangle (AMC 19.69.070).

1. Nonresidential and multifamily developments must include landscaping between the sidewalk and building or parking areas in conformance with this chapter. Exceptions are allowed for pedestrian and vehicular access, pedestrian-oriented space, utility elements, and permitted signage.

2. Where buildings are set back at least 15 feet from a street property line, trees must be planted at an average of 30 feet apart in such planting areas, with groundcover or shrubs used liberally.

DEPARTURES may be considered, provided alternative treatments meet the purposes of this chapter.

3. Trees utilized in these planting areas must minimize conflict with underground and overhead utilities. Trees to be utilized must be from the approved list of recommended plant materials or an approved equivalent.

1. Purpose. The purpose of parking lot landscape development is to soften the visual effect created by large expanses of barren asphalt.

2. Required Area. Planting areas in new parking areas with 20 or more spaces or in upgraded or improved parking areas with 20 or more spaces must constitute at least five percent of the parking area.

3. Minimum Width and Length. Planting areas must have a minimum average width of 10 feet (measured inside the curb) and must be the same length as the parking stall or column.

4. Planting Type. Type C landscaping must be used in required planting areas. Rain gardens, or other vegetated LID BMPs, may be integrated into planting strips, provided they integrate the same number of trees as for Type C landscaping.

5. Distribution. Landscaped areas must be distributed throughout the parking lot.

6. Parking Lot Perimeters.

1. General. Applicants are encouraged to retain existing native vegetation, including indigenous shrubs and herbaceous plants, and significant trees on the subject property. “Significant tree” means deciduous or evergreen trees at least six inches in diameter at a point five feet above the ground.

2. Bonus for Retention. For each significant tree as defined in subsection (E)(1) of this section, the applicant may measure the canopy of the tree and receive a bonus of 200 percent of the square footage of the canopy to count as landscaped area for the purpose of complying with the standards for the applicable zone in AMC Chapter 19.42, Form and Intensity Standards; provided, that the soil within the dripline of the tree is undisturbed, root systems are protected from damage, and approved methods are utilized to ensure proper irrigation.

3. Required Review. The city will review the proposed retention of significant existing vegetation as part of the application for development. Any bonus for retention must be approved only after on-site inspection.

4. If any tree used for bonus credit is removed or lost, it must be replaced promptly with the same species, or an approved substitute under AMC 19.65.080(C), at a ratio of three replacement trees at least 12 feet in height for each bonus tree lost.