(a) 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 by 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 in Articles IV through VI of this chapter, and do not lead to further nonconformance with the aforementioned standards.

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

(b) Level II improvements include all improvements that cumulatively increase the gross floor area on a site by 50 percent 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 shall apply to Level II improvements.

For example, if a property owner of an existing business in the TC zone wants to build an addition equaling 75 percent of the current building’s footprint, then the following elements shall apply:

(c) 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 shall 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.

(a) Article I – Purpose and Applicability. This article describes where and when these regulations apply in downtown, the chapter’s organization, and how design standard departures are processed.

(b) Article II – Zoning. This article includes the downtown zoning map and addresses permitted land uses, density, and dimension standards. There are four zoning districts within the boundaries of downtown Covington, each intended to develop with their own unique character, intensity of development, and associated development standards.

(c) Article III – Street Types and Circulation. This article establishes the downtown street types and required design elements within the right-of-way. Development adjacent to sub-standard streets is required to upgrade streets to meet the standards. This article also establishes maximum block sizes and through-block connection standards to create a more walkable downtown environment.

(d) Article IV – Design Standards – Block – Frontages. This article establishes the block-frontage designations and required design elements for the portions of buildings facing streets. The standards regulate the most critical ground-floor design elements that effect the creation of a comfortable and lively pedestrian-oriented streetscape.

(e) Article V – Design Standards – Site Planning. This article contains the standards for the design and layout of development sites, minimum parking spaces and the layout of parking lots, and the design of pedestrian routes, on-site amenity areas, utility and service elements, landscaping, and exterior lighting.

(f) Article VI – Design Standards – Building Design. This article contains standards for the architectural massing and exterior design of buildings, ground-floor details, exterior materials, blank wall requirements, and the design of structured parking.

(a) Purpose statements, which are overarching objectives.

(b) Guidelines use words such as “should” or “is/are recommended,” or “encouraged,” signifying voluntary measures.

(c) Standards use words such as “shall” and “is/are required,” signifying required actions.

(a) Permitted Use (P). If the letter “P” appears in the box at the intersection of the column and the row, the use is allowed subject to the review procedures specified in Chapter 14.30 CMC and the general requirements of the code.

(b) Conditional Use (C). If the letter “C” appears in the box at the intersection of the column and the row, the use is allowed subject to the conditional use review procedures specified in Chapter 14.30 CMC, conditional use fees as set forth in the current fee resolution, and the general requirements of the code.

(c) Use Not Permitted ( ). Where no symbol appears in the box at the intersection of the column and the row, the use is not permitted in that zone, except for certain temporary uses.

(d) The parenthetical numbers in the table identify specific requirements applicable to a specific use or zone. A blank box indicates that there are no specific requirements. If more than one standard appears in a cell, each standard will be subject to any applicable parenthetical footnote following the standard. Footnotes are located after the table.

(e) For unlisted uses, the use is assumed to be unpermitted unless the applicant requests a permitted land use determination (see CMC 18.31.130).

(f) All applicable zoning requirements shall govern a use whether or not they are cross-referenced in a section.

(a) The primary use is determined by the Director to be reasonably similar and related to one of the permitted use categories in a downtown zone.

(b) The use is consistent with the zone’s purpose statement and the comprehensive plan policies.

(c) The use does not have noxious impacts (excessive noise, odor, vibration, dust, etc.) on other nearby properties and uses.

(e) The use will not result in significant transportation impacts that would not be mitigated by the required development standards.

(a) No new subdivision of land is permitted for single-family homes. New single-family homes are allowed on existing single-family lots.

(a) A gasoline station shall be limited to eight pumps and 16 price gauges to service no more than 16 vehicles simultaneously.

(b) A battery exchange station shall provide a minimum of three stacking spaces.

(c) Stacking spaces and drive-through facilities shall be designed in accordance with CMC 18.50.080.

(d) Any associated materials, equipment storage, outdoor storage tanks, and battery exchange activities shall be within a fully enclosed structure, unless otherwise determined by the Director.

(a) In the TC zone, emergency care facilities shall meet the following requirements:

(a) All equipment storage, manufacturing activities, and wrecked, dismantled, and/or inoperative vehicles shall be enclosed in a structure or fully screened from public right-of-way with Type I landscaping in accordance with CMC 18.40.040.

(a) Buildings greater than four stories in the TC zone shall provide 80 percent of required parking within a structure.

(b) Medical office uses greater than two stories in the TC zone shall have a minimum of 60 percent ground floor retail trade and services when fronting onto 171st Ave. SE, unless otherwise allowed through the development agreement process in Chapter 18.114 CMC.

(a) In the TC zone, minor utility facilities shall be located within a fully enclosed structure, unless otherwise determined by the Director.

(a) In the TC zone, this use is permitted outright when located within an existing building or located within a new mixed-use development; otherwise, a conditional use is required for a new standalone facility.

(a) In the TC zone, this use is permitted outright when located within an existing building or located within a new mixed-use development; otherwise, a conditional use permit is required for a new standalone facility.

(a) In the TC and MHO zone, services and operations other than customer parking shall be fully contained within a structure.

(b) In the GC zone, all equipment storage, manufacturing activities, and wrecked, dismantled and/or inoperative vehicles shall be enclosed in a structure or fully screened from public right-of-way with Type I landscaping in accordance with CMC 18.40.040.

(a) Outdoor shooting ranges are not permitted. All shooting range services and operations other than customer and employee parking shall be fully contained within a structure.

(b) The shooting range, including its plans, rules, procedures, management and staff, shall comply with the applicable safety guidelines and provisions in the latest edition of “The Range Source Book” (National Rifle Association of America: Fairfax, Virginia) or its successor, as appropriate to the type of facility.

(c) Any new development proposal and/or business license application for an indoor shooting range shall be accompanied by a notarized letter by the shooting facility operator that the facility complies with Federal and State regulations, meets commonly accepted shooting facility safety and design practices, and will be operated in a manner that protects the safety of the general public.

(a) Size. The maximum gross floor area of self-service storage use in each development is 100,000 gross square feet, and the maximum ground-floor building footprint is 30,000 gross square feet.

(b) Use Standards. Self-service storage units shall not be used for:

(c) Indoor Operations. All services and operations, including customer and employee parking, shall be fully contained within a structure. No outdoor storage of goods, property, boats, RVs, vehicles, or storage in outdoor storage pods or shipping containers is permitted.

(d) Visibility. All storage units shall gain access from the interior of the building(s). No unit doors may face the street or be visible from off the property. Faux doors integrated into the facade for decorative purposes are acceptable.

(e) Design Standards. The block-frontage, site planning, and building design standards of this chapter apply.

(a) No burning of refuse or dead animals is allowed.

(b) May only treat domestic animals on premises. See also the animal keeping provisions of Chapter 18.80 CMC.

(c) The portion of the building or structure in which animals are kept or treated shall be mechanically ventilated and soundproofed.

(d) Prior to issuance of a development permit, documentation shall be provided by a qualified acoustical consultant, for approval by the Community Development Director, verifying that the expected noise to be emanating from the use complies with the standards set forth in WAC 173-60-040 for a Class B source property and a Class A receiving property.

(e) Outdoor Area Standards.

(a) In the TC zone, permitted “work” uses shall be limited to those that include active ground-floor uses oriented to walk-in clientele, and that provide direct services to patrons or clients with or without appointments, goods that are typically consumed on premises or carried away by customers, or services of a personal or recreational nature. Such uses maintain regular business hours. (Ord. 08-21 § 3 (Exh. B))

(a) To complete streets, trails, and through-block connections identified in Figure 18.31.220. Specific alignments for new, widened, or extended streets, trails, and through-block connections will be determined during the development review process for applicable sites.

(b) When necessary to comply with maximum block length requirements in CMC 18.31.230.

(a) To enhance the character and livability of downtown.

(b) To encourage compact and walkable development.

(c) To increase the convenience and enjoyment of walking and rolling in downtown.

(a) Vehicular connections shall be designed as a Type I or II street as set forth in CMC 18.31.240 or as a woonerf (curbless shared street) per CMC 18.31.250(4).

(b) Pedestrian connections shall be designed to comply with one of the three types of through-block connections set forth in CMC 18.31.250.

Each block face A, B, C, and D must meet the maximum block face length standard. The maximum block perimeter is determined by the cumulative block face lengths (A+B+C+D).

(a) Developments that complete required planned streets and/or through-block connections (delineated in Figure 18.31.220) on the subject property are exempt from these regulations unless the balance of the site exceeds the standards set forth above.

(a) The Director may approve a departure from the dimensional standards set forth in Table 18.31.230 by up to 25 percent, or adjust the type and design of vehicular and/or pedestrian connection provided the design meets the comprehensive plan’s goals and policies. For example, to compensate for larger block sizes, the quality of on-site pedestrian connections should exceed the minimum requirements.

(b) The Director may approve a departure from the dimensional standards set forth in Table 18.31.230 where topography, right-of-way, uses that require large site/building footprints, existing construction or physical conditions, or other geographic conditions prevent compliance or impose an unusual hardship on the applicant, provided the proposed design maximizes pedestrian and vehicular connectivity on the site given the constraints. (Ord. 08-21 § 3 (Exh. B))

(a) These standards shall be considered in combination with the City of Covington Design and Construction Standards (as adopted and amended pursuant to Chapter 12.60 CMC), which provide minimum standards for street and storm drainage elements. Where the street type standards in this chapter include design elements that conflict with the Design and Constructions Standards, the provisions of this chapter shall apply, unless otherwise determined by the Director in consultation with the Public Works Director.

(b) Existing and New Streets. All improvements illustrated in the applicable street cross-section apply to new development or publicly initiated street improvements. For existing streets with a nonconforming design, this may include both roadway (e.g., adding a parking lane) and sidewalk improvements. For half-streets, refer to the City of Covington Design and Construction Standards, Section 2.04.

(c) Where a street type is not designated in CMC 18.31.220, the Director shall have the authority to determine the street type designation or alternative street design based on the existing or planned function and context of the street, applicable zoning designation, and block-frontage designation.

(a) Sidewalks. Refers to minimum width of sidewalks.

(b) Curb Cuts. Refers to the standards for curb cuts and driveways.

(c) Curb Bulbs. Refers to the standards for curb bulbs that facilitate pedestrian crossings.

(d) Amenity Area. Contains vegetation, pedestrian amenities, utilities, LID BMPs, such as bioretention, and other roadside infrastructure. Street trees must be included according to the installation standards and requirements in the Covington Engineering Design Standards. When included, curbs are part of the landscaped area width.

(e) Bike Facilities. Refers to required bike facility type and width.

(f) Trees. Refers to required street tree spacing.

(g) Roadway. Refers to number of vehicular travel lanes.

(h) Median/Turning Lane. Refers to options and requirements for landscaped medians and center left-turn lanes or left-turn pockets.

(i) Parking. Refers to options and requirements for on-street parking.

(a) Introduction. These streets are intended to function as the “primary pedestrian street” in terms of the building-street relationship and the high degree to which pedestrian comfort and safety are addressed through streetscape design and minimization of vehicle-pedestrian conflict points. Although vehicular traffic is not excluded, its movement should be slow and “calmed” through devices such as curb bulbs, on-street parking, and frequent crossings. Sidewalks should be very wide, street trees and understory vegetation should be plentiful, and pedestrian-scaled lighting and abundant street furnishings should be incorporated.

(b) Standards.

(a) Introduction. These street types support pedestrian, transit, and bicycle circulation while also fully accommodating vehicles. Some traffic calming devices may be used and speed limits should be relatively low. These streets should have one travel lane in each direction, with turning pockets at intersections. On-street parking should be present where there are commercial uses. Sidewalks should be moderate in width and contain street trees between the curb and clear walking zone. Pedestrian-scale lighting should also be present.

(b) Standards.

(a) Introduction. This type of street is intended to emphasize landscaping and low impact development features such as vegetated swales, rain gardens, native landscaping species, stands of mature trees, and retention of other natural elements of a site.

(b) Standards.

Element	Standard

Element	Standard
Sidewalks	Sidewalks shall accommodate a minimum 8 feet wide clear passageway for walking. On the south side of Wax Road, the sidewalk shall meander to create a “park-like” setting (see example photo below), except when adjacent to a building meeting the standards of a Storefront block-frontage.
Curb cuts	To ensure smoother, more organized traffic movements and less disruption of pedestrian movement, curb cuts shall: • Be no more than 30 feet wide. • Be spaced a minimum of 300 feet apart from another curb cut or street intersection; provided, access to a property shall not be precluded. • Not interrupt the paving material or grade of the sidewalk. The sidewalk paving shall be continuous
Curb bulbs	Curb bulbs at intersections are required where on-street parking is integrated.
Amenity area	The amenity area shall consist of a minimum 7 feet zone behind the curb. Sidewalk lighting and furnishings are required within the amenity area. Improvements should include LID components such as drainage swales, rain gardens, etc. to address stormwater infiltration, consistent with Chapter 13.25 CMC. On the south side of Wax Road, the amenity area shall be considered combined with the sidewalk for a total 15 feet wide zone. See the sidewalk standard above.
Bike facilities	Bicycle facilities are required where designated by the comprehensive plan transportation element, and may be provided in several ways, as long as the facility design is consistent along the length of the street. Options include: • A minimum 5 feet wide bicycle lane on both sides of the street. Protected bike lanes with buffers from parking and travel lanes are encouraged. • A minimum 12 feet wide, two-way protected bicycle lane (with a buffer from parking and travel lanes) on one side of the street. • A minimum 14 feet wide multi-purpose pathway (shared with pedestrians) on one or both sides of the street.
Trees	Stands of healthy, mature trees, and other natural elements shall be retained whenever possible within the 15 foot amenity area. New trees should be planted within the street right-of-way or utility easement at the rate of one tree every 25 feet of street frontage. Trees may be spaced at irregular intervals to accommodate sight distance requirements for driveways and intersections. Trees shall be a species approved by the City and compatible with overhead utility lines, if present.
Roadway	The roadway should consist of one travel lane in each direction. Appropriate transitions in lane configuration may be necessary north of SE 275th Street to accommodate vehicle movement at intersections.
Median/turning lane	The roadway shall include a landscaped median, which may optionally include a center turn lane. The center turn lane shall be occupied by a landscaped median except where the Director determines a turn lane is not appropriate based on factors such as traffic volumes, safety, and number of driveways.
Parking	A parking lane shall be incorporated on both sides of the street. The Director may waive this requirement where on-street parking is not appropriate based on the bicycle facilities, block-frontage designation, and/or planned ground floor building use.

(c) Wax Road Widening. The ultimate right-of way width along Wax Road south of State Route 516 is a 90 feet wide section consistent with its classification as a Type III street. Consistent with CMC 18.31.220(3), right-of-way dedication is required as follows:

(a) Introduction. This street type refers to 272nd Street/State Highway 516. These street segments support pedestrian, transit, and bicycle circulation while also fully accommodating vehicles. These streets may have two travel lanes in each direction, with turning pockets at intersections. Sidewalks should be moderate in width and contain street trees between the curb and clear walking zone. Pedestrian-scale lighting should also be present.

(b) Standards.

(a) Applicability. The traditional alley is a design option to help serve service and access elements for new development.

(b) Minimum 28 feet wide public access easement.

(c) Minimum 24 feet wide pavement and travel way featuring asphalt, concrete, unit paving, or other similar decorative and durable surface material.

(d) Refer to the Covington Design and Construction Standards for other requirements.

(a) To increase the connectivity and enhance the pedestrian environment in downtown.

(b) To increase the convenience and enjoyment of walking and rolling in downtown by reducing the distance needed to travel between downtown destinations.

(c) To improve the vitality and appearance of the downtown shopping environment.

(a) A combination of connection types may be used for each connection.

(b) Adjustments to the standards may be approved by the Director as a DEPARTURE per CMC 18.31.040, provided the design:

(c) Buildings may project or cantilever into minimum required easement areas on building levels above the connection provided all other standards are met.

(a) Forty feet wide minimum public access easement. Note that a portion of this easement could be occupied by private space as set forth in subsection (4)(c) of this section.

(b) Twenty feet wide two-way shared travel lane featuring concrete paving, unit paving, or other similar decorative and durable surface material. No curbing separates walkways from travel lanes, and the walkways and travel lanes are built at the same level. Pervious paving is permitted. Asphalt is prohibited.

(c) Ten feet minimum landscaping/pedestrian-amenity area. The mix of landscaping to pedestrian-amenity space depends on the nature of adjacent uses. For residential uses, a combination of landscaping and private entry walks, patios, and elevated stoops may be integrated into the area, provided the space complies with the ground floor residential frontage standards per CMC 18.31.370. For nonresidential uses, a mixture of pedestrian-oriented spaces, entry walks, and landscaping are appropriate. Specifically, at least 50 percent of the area shall be comprised of entry walks (walkway accessing building entry) or designed to comply with public space standards (except for minimum 15-foot dimensional requirement) as set forth in CMC 18.31.420(4).

Bottom image courtesy of eya.com.

(d) Where such through-block connection is integrated along the edge of a development, a minimum easement of 20 feet is required for the shared travel lane.

(e) Buildings adjacent to woonerfs are subject to the woonerf, landscaped passageway, and trail block-frontage standards in CMC 18.31.355.

The top image illustrates a scenario where a new development includes a required access-corridor on the edge of the development site abutting an existing development. In this scenario, a minimum 20-foot easement shall be required and include a shared lane. The shared lane shall be designed to allow a future connection to the adjacent site.

The bottom image illustrates a second phase where the adjacent property is redeveloped. An additional 20-foot easement will be required plus a connection shall be added (where necessary to provide access for on-site parking), but the remaining area shall be designed as a landscaped/pedestrian-amenity area.

(a) Thirty-foot-wide minimum public access easement. Note that a portion of this easement could be occupied by private space as set forth in subsection (5)(c) of this section.

(b) Ten- to 16-foot-wide pedestrian walkway depending on adjacent ground floor use. Ten-foot paths are appropriate in a residential context, whereas a 12- to 16-foot-wide path shall be provided when adjacent to commercial ground floor uses.

(c) Seven-foot-wide minimum landscaping/pedestrian-amenity area. The mix of landscaping to pedestrian-amenity space depends on the nature of adjacent uses. For residential uses, a combination of landscaping and private entry walks, patios, and elevated stoops may be integrated into the area, provided the space complies with the ground floor residential frontage standards per CMC 18.31.370. For nonresidential uses, a mixture of pedestrian-oriented spaces, entry walks, and landscaping are appropriate. At least 50 percent of the landscaping within the space shall meet Type III landscaping provisions per CMC 18.40.040.

(d) Where such through-block connection is integrated along the edge of a development, a minimum easement of 15 feet is required for the subject walking path and landscaping. Adjustments to the walking path and landscaping widths and configurations are allowed, provided the design effectively balances the following objectives:

(e) Buildings adjacent to landscaped passageways are subject to the woonerf, landscaped passageway, and trail block-frontage standards in CMC 18.31.355.

(a) Twelve-foot minimum public access easement.

(b) Where a downtown passageway design is integrated along the edge of a development, a minimum easement of 15 feet is required for the subject walking path and landscaping.

(c) Buildings adjacent to downtown passageways are subject to block-frontage standards in CMC 18.31.360.

(a) To increase the connectivity and enhance the pedestrian environment in downtown.

(b) To enhance recreational opportunities and access to nature.

(c) To expand citywide and regional active transportation connections.

(a) These trails are designated by the City of Covington and King County as signature trails that connect communities and neighborhoods.

(b) Developments on applicable sites (see the map in CMC 18.31.220) shall provide for signature trails. Refer to CMC 18.35.170 for trail dedication requirements and CMC 18.50.150 for trail segment improvement and connection standards. Both tract dedications and public access easements are acceptable methods to provide trail corridors, with easements preferred for trails in critical areas.

(c) See Section 3.08 of the Covington Design and Construction Standards for further guidance on the development of trails.

(d) Developments built in conjunction with a new trail are subject to woonerf, landscaped passageway, and trail frontage standards of CMC 18.31.355. (Ord. 08-21 § 3 (Exh. B))

(a) The required block-frontage mix by zone, calculated by linear feet, is the following:

(b) Recording. Block-frontage designations shall be recorded on the plat.

(a) On sites with a storefront block-frontage designation, a minimum 10 feet upper floor facade step-back is required for 100 percent of the length of all floors above the third story.

DEPARTURE: See subsection (4) of this section.

(b) To facilitate interesting building massing and improve space functionality of the step-back area, the total length of the required upper floor step-back may be reduced to 75 percent of the full length of the upper story facade, provided the remaining amount is applied elsewhere. For example, on a building 120 feet long, the third floor may have a step-back that is 90 feet long, and the fourth floor has a step-back that is 30 feet long.

(c) Step-back areas shall be accessible and designed as common private residential amenity space(s) meeting the standards of CMC 18.31.425 or an outdoor dining area meeting the standards of CMC 18.31.420. Mechanical and service functions are prohibited in the required step-back areas.

The buildings in Images A and B include upper level step-backs above the third floor on key street frontages.

(a) Retail Space Depth. 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.

(b) Facade Transparency. Departures for facade transparency in the transparency area may be reduced to 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.

(c) Weather-Protection.

(d) Upper Floor Facade Step-Back. Other step-back designs will be considered, provided they are effective in receding floors above the third floor from the view of pedestrians on the street outside the building. (Ord. 08-21 § 3 (Exh. B))

(a) 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.

(b) Parking Location. For multi-building developments, an additional 10 percent of the lot frontage may be occupied by off-street parking and driveways, provided design treatments (beyond minimum standards) are included that successfully mitigate the visual impact of parking areas on the streetscape. (Ord. 08-21 § 3 (Exh. B))

(a) 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.

(b) Parking Location. For multi-building developments, an additional 10 percent of the lot frontage may be occupied by off-street parking and driveways, provided design treatments (beyond minimum standards) are included that successfully mitigate the visual impact of parking areas on the streetscape. (Ord. 08-21 § 3 (Exh. B))

(a) Facade Transparency. The design treatment of a facade and/or landscape element provides visual interest to the pedestrian and mitigates impacts of any blank wall area. (Ord. 08-21 § 3 (Exh. B))

(a) Building elevations facing a woonerf or landscaped passageway through-block connection or trail shall feature at least 10 percent window transparency. ⇒

(b) Where ground-level residential uses are within five feet of the through-block connection or trail, at least one of the following design features shall be integrated to enhance the safety and privacy of adjacent residential units:

(c) Where nonresidential ground-level uses abut the through-block connection or trail, at least 25 percent of the applicable building-elevation between four and eight feet above the ground-floor surface elevation shall be transparent. ⇒

(d) Weather protection at least three feet deep shall be provided over individual residential and commercial tenant entries and at least five feet deep for shared residential and professional office entries facing the subject connection or trail. Exception: For residential uses, weather protection is required only for the unit’s primary entrance.

(a) Dwelling units (except live-work units) and surface/ground-level parking directly adjacent to an urban passage are prohibited (lobbies and common/amenity areas, however, are allowed).

(b) Ground-level building elevations facing a downtown passageway trail shall feature at least 40 percent window transparency (applied to storefront transparency area per CMC 18.31.315). ⇒

(c) Weather protection at least three feet deep shall be provided over individual commercial tenant entries and at least five feet deep for shared residential and professional office entries facing the subject trail. Recessed entries are encouraged.

(a) Enhance the privacy and security of residents living on the ground floor.

(b) Provide an effective visual and physical transition between the public realm and the private realm.

(c) Enhance the relationship between the building and the street through high-quality landscape and architectural design.

(a) Direct Access. All units abutting public and semi-public realm elements shall all have individual ground-floor entries directly accessible to applicable public and semi-public realm elements.

(b) Unit Setback and Elevation. Provide privacy for people living in the adjacent dwelling units and ensure the applicable public and semi-public realm environment is comfortable through all of the following measures:

(i) Provide a five-foot minimum setback from applicable public and semi-public realm elements. The setback shall be measured from the edge of the applicable public and semi-public realm elements (e.g., pathway). When adjacent to an applicable public and semi-public realm element with no adjacent pathway, the setback shall be measured from the outside edge (facing away from dwelling unit) of a physical threshold feature (e.g., low fence or hedge) that separates semi-private outdoor space with the applicable public and semi-public realm element as determined by the Director.

In the left example, the five-foot setback area is used for raised planters next to a sidewalk. In the right example, the minimum five-foot setback area is used for a wall and landscaped bed next to a public space.

(c) Enhance the privacy of residents and provide an effective transition between the public and private realm by integrating all of the following measures:

DEPARTURES may be proposed for the design criteria in subsection (3)(c) of this section, provided the design enhances the privacy of adjacent units and provides an effective and attractive transition between the public and private realm.

The above images show ground-level residential frontages with setbacks of approximately 10 feet (left image) and five feet (right image) along different street frontages for the same corner apartment building. These ground-level units all have their own private unit access from the sidewalk and are elevated above the sidewalk to enhance the privacy to the units. The landscaping elements, brick posts, split-faced concrete block stoop walls, and black metal railings help to provide an attractive and effective transition between the public and private realms.

Good examples: Image A includes a stoop design with brick terraced planters and low wrought iron fences. Images B and C includes low wrought iron fences that separate the sidewalk/pedestrian walkway from the private open space. Images D and E include stoop designs with sidewalk level planters and concrete terrace planters.

Bad examples: Despite the raised ground level, the shallow setback design in Image F is insufficient to meet the intent of the standards. In Image G, the upper level building cantilever doesn’t meet the standards and creates a cold “cave stoop” like form. The large areas of unscreened concrete walls in both examples are undesirable.

(a) Storefront.

(b) Mixed.

(c) Landscaped.

(d) Gateway.

(e) Basic.

(a) On corner lots with basic frontages on both streets.

(b) On corners with other combination of block-frontages, except those with a storefront designation, via a DEPARTURE and subject to the applicable departure criteria.

(a) Special high visibility intersections in the downtown.

(b) Intersections with a high level of pedestrian activity.

(c) Special high visibility gateway intersections leading into the City.

(d) Existing or planned intersections that are intended to become the focal point in the downtown.

(a) Buildings shall be located within 20 feet of the street corner.

(b) At least one of the following special features shall be included (Figure 18.31.385 below illustrates acceptable examples):

(vi) Other decorative elements that meet the purpose of the standards.

Building A includes a corner tower and change in materials. Building B features cropped building corners with a change in materials and decorative elements. Building C uses a decorative canopy. Building D uses a change in material color and facade articulation at the corner. Building E incorporates a plaza at the corner. Image F shows a decorative landscaped area with a trellis and neighborhood gateway sign.

(a) To promote the functional and visual compatibility between developments.

(b) To protect the privacy of residents on adjacent properties.

(a) Balconies and rooftop decks above the ground floor within 15 horizontal feet of an interior property line shall feature a railing system that is at least 50 percent opaque. Specifically, 50 percent of the area below the top edge of the railing shall be a sight-obscuring structure.

(b) DEPARTURES to this standard will be considered if the balcony will not cause visual or privacy impacts due to its location, orientation, design, or other consideration.

(a) Buildings or portions thereof containing multifamily dwelling units whose only solar access (windows) is from the applicable side of the building (facing towards an interior property line) shall be set back from the applicable property lines at least 15 feet.

(b) DEPARTURES will be considered where it is determined that the proposed design will not create a compatibility problem in the near and long term based on the unique site context.

(a) Purpose. To require additional features to be incorporated into higher density residential development when located adjacent to properties zoned for lower density single-family use in order to enhance the compatibility between uses.

(b) At least two of the following site features shall be incorporated between different zones (per development standards):

(c) Existing nonhazardous trees within the site and adjacent to the neighboring development should be retained.

(d) Untreated blank walls shall not be visible from adjacent properties (see CMC 18.31.560 for blank wall and firewall standards). (Ord. 08-21 § 3 (Exh. B))

(a) To provide plazas that attract shoppers to commercial areas.

(b) 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.

(c) To enhance the development character and attractiveness of commercial development.

(a) In the TC zone, public space is required for all new nonresidential and mixed-use development.

(b) In the MC, GC, and MHO zones, public space is required for all new nonresidential and mixed-use development with more than 10,000 square feet of gross floor area.

(a) Required Features.

(b) Prohibited Features.

(viii) Outdoor storage.

(a) Location. Qualifying areas shall abut a sidewalk, public space, or other major internal pedestrian route.

(b) Required outdoor dining area features:

(c) Desired outdoor dining area features:

(ii) Nonpermanent umbrellas, tents, sunshades, sails, and similar weather protection features are allowed and encouraged. Nonpermanent elements shall not contain signage. Tents are only allowed October through May, and shall feature at least 70 percent transparency for sides adjacent to a park, plaza, sidewalk, parking lot, or other pedestrian route. Nonpermanent elements shall be designed with appropriate ventilation, water resistance, and wind resistance.

Images A, B, and C are good examples which are adjacent to public spaces, have perimeter features, and include at least partial overhead weather protection. Image D is a good example of a departure from the perimeter standards, as the lower street-level seating is clearly separated by its adjacency to the upper deck-level seating, planters between tables provide intimacy, and the street itself has limited foot traffic.

(a) To create usable amenity space that is suitable for leisure or recreational activities for residents.

(b) To create amenity space that contributes to the residential setting.

(a) Multifamily development.

(b) Mixed-use development with residential units.

(c) Senior housing and other age-restricted facilities.

(a) One hundred square feet per dwelling unit for studio and one-bedroom dwellings.

(b) One hundred fifty square feet per dwelling unit for dwellings with two or more bedrooms.

(a) The following table illustrates the types of residential amenity spaces that may be used to meet the requirements in subsections (2) and (3) of this section.

(b) Large Multiphase Developments Under Single Ownership. Each phase of development shall meet the minimum residential amenity space requirements herein. Developments have the option to integrate a surplus of usable on-site open space in early phases and apply the surplus space towards meeting the requirements for subsequent phases, provided all applicable regulations are met.

(a) Private Internal Common Area. Private internal common area refers to spaces that are internal to a development and accessible to all tenants of a development, but may not be accessible to the general public. Exception: For mixed-use buildings with commercial and residential uses, the private internal common areas only need to be accessible to all dwelling units within the building. Private internal common areas can include landscaped courtyards or decks, terraces, entrance plazas, gardens with pathways, children’s play areas, pools, and water features. 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 private internal common area.

Private internal common areas shall comply with the following design standards:

(iv) The space shall feature no dimension less than 15 feet in order to provide functional leisure or recreational activity, unless otherwise noted. Wider minimum dimensions are required perpendicular to building elevations containing windows of dwelling units whose only solar access is from the applicable building wall. Specifically:

(A) Twenty feet minimum dimension for such elevations up to three stories tall.

(B) Twenty-five feet minimum dimension for such elevations four stories tall.

(C) Thirty feet minimum dimension for such elevations five or more stories tall.

	20 feet minimum for such elevations up to three stories tall.
	25 feet minimum for such elevations four stories tall.
	30 feet minimum for such elevations five or more stories tall.

(x) Any children’s play areas integrated as a part of a private internal common area shall meet the standards of (5)(f) of this section.

Image A includes a combination of open lawn area for informal recreation plus pathways and decorative landscape areas to enhance the setting for residents. Image B is a courtyard which includes pathways, seating areas, landscaped beds, and semi-private spaces for adjacent ground level units. Image C includes a covered gathering space with outdoor grills adjacent to a landscaped commons with a central pathway. Image D includes a landscaped plaza with multiple seating areas and an outdoor fireplace. Courtyards with shared pools as in Image E are acceptable. Image F below includes a common green area and separate fenced off-leash dog area.

(b) Common Rooftop Decks. Such spaces are a type of private internal common area located on the top of buildings or intermediate levels (e.g., upper floor building facade step-back areas) and are available to all residents. Examples of amenities include, but are not limited to, cooking and dining areas, seating areas, gardening areas, water features, and pet play areas. Common rooftop decks shall meet the following design standards:

(viii) Any children’s play areas integrated as a part of a common rooftop deck shall meet the standards of subsection (5)(f) of this section.

(c) Private Ground Level Open Space. This space is adjacent and directly accessible to the subject unit. Examples include yards, stoops, and porches. Private ground level open space shall meet the following design standards:

(iii) Ground-level private open space in excess of minimum requirements in subsection (5)(c)(ii) of this section shall not be used in the calculations for determining the minimum useable open space requirements for other units in the development (per subsection (3) of this section).

(d) Private Balconies. This space is adjacent and directly accessible to the subject unit. Design standards for private balconies are the following:

(iv) Refer to CMC 18.31.410 for railing design requirements that apply to balconies in some situations.

(e) Common Indoor Recreation Areas. Examples include, but are not limited to, multi-purpose entertainment space, fitness center, movie theatre, kitchen, library, workshop, conference room, or similar amenities that promote shared use and a sense of community. Design standards for common indoor recreation areas are the following:

(iv) Common indoor recreation areas may qualify as residential amenity space, provided they are at least 250 square feet in area.

(f) Children’s Play Areas. Any children’s play areas integrated as a part of a private internal common area shall meet all the following standards (in addition to the design criteria listed above):

(a) 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.

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

(a) For sites with multiple buildings:

(ii) Pedestrian connections shall be made at intervals no greater than 280 feet. Refer to CMC 18.31.260 for related through-block connection standards.

(b) Sites with Residential Units. Direct pedestrian access shall be provided between all ground 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 shall 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.

The entries of the example on the left connect directly to a public sidewalk while the entries in the right example connect to a common path that extends to the sidewalk.

(c) Crosswalks. Crosswalks are required when a pathway crosses an on-site paved area accessible to vehicles.

(d) Pedestrian Walkways Through Parking Lots. Developments with 50 or more parking spaces shall include specially marked or paved walkways through parking areas. At least one pathway shall be provided every four rows of parking, or at a maximum spacing of 200 feet. The pathways shall provide a safe connection to the building entrance and meet the walkway design standards in subsection (4) of this section. See examples below.

Note the location of the parking lot walkway in the upper right example (connecting shops in one building to the main entry of a grocery store).

Note in both examples that the concrete walkway extends into the vehicular area to provide a highly visible and safe crosswalk.

(e) Connections to Adjacent Properties (Including Parks and Trails). Except when adjacent properties have less than five dwelling units, pedestrian walkways that connect to adjacent properties shall be provided. Public sidewalks in the right-of-way shall not count towards this requirement.

DEPARTURES will be considered where it is determined that internal connections are not necessary or practical due to shallow lot depths, steep slopes, or other contextual challenges.

(f) Barriers that limit future pedestrian access are prohibited. Gates that limit access to employees and residents are permitted. See subsection (4) of this section for walkway design standards.

(a) All internal pedestrian walkways shall have a minimum five-foot-wide unobstructed walking surface, except where wider walkways are prescribed in this article or where the applicable uses and context dictate wider walkways.

(b) Where a pedestrian walkway is adjacent to perpendicular or angled parking, see CMC 18.31.450(3)(f) regarding wheel stop requirements. In lieu of wheel shops, an extra two feet of walkway width shall be provided.

(c) Pedestrian walkways shall be separated from structures by at least three feet of landscaping except where the adjacent building facade meets the storefront block-frontage standards per CMC 18.31.320.

DEPARTURES will be considered where other landscaping and/or facade design treatments to provide attractive walkways are proposed. Examples include, but are not limited to, sculptural, mosaic, bas-relief artwork, or other decorative treatments that meet the purpose. Figure 18.31.430(4)(a) below provides one example.

Internal walkways adjacent to building walls that do not meet storefront facade standards shall provide at least three feet of landscaping to enhance the character of the walkway. The reviewing authority will consider alternative treatments, such as decorative walls (right example).

(d) Where walkways are between a parking lot and a multi-tenant commercial or mixed-use building which is 100 feet or more long, walkways shall feature a 12-foot-wide sidewalk with:

(iv) See also CMC 18.31.435(6), Internal Roadway Design.

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

(b) To enhance the visual character of interior access roads.

(c) To minimize conflicts with pedestrian circulation and activity.

(a) Alleys (when alley access is provided, no additional driveway access from a public street shall be allowed except as necessary for fire protection).

(b) Basic block-frontage streets.

(c) Mixed block-frontage streets.

(d) Landscaped block-frontage streets.

(a) Block-Frontages. For the purpose of complying with the block-frontage standards in Article IV of this chapter, drive-through lanes are considered a parking area.

(b) Screening. Drive-through lanes, including waiting and holding lanes, shall be buffered from the street and internal walkways by one or both of the following:

(c) Pedestrian Access. Drive-through lanes shall not restrict pedestrian access between a public sidewalk and on-site buildings. Designated pathways shall not be located within required stacking space.

(d) Noise. Noise from drive-through speakers shall not be audible from adjacent residential properties.

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

DEPARTURES will be considered, provided the overall pedestrian circulation system and site landscaping meet the purpose of the standards. (Ord. 08-21 § 3 (Exh. B))

(a) To minimize adverse visual, odor, fumes, and noise impacts of mechanical equipment, utility cabinets and other service areas at ground and roof levels.

(b) To provide adequate, durable, well-maintained, and accessible service and equipment areas.

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

(a) Service areas shall be located for convenient service access while avoiding negative visual, auditory, olfactory, or physical impacts on the streetscape environment and adjacent residentially zoned properties.

(b) Service areas shall 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 public right-of-way, resident/customer parking area, internal walkway or pedestrian area, or from an adjacent property, the service area shall be screened with the structural and landscaping screening measures provided in subsection (3) of this section.

(c) Service areas for multiple users or tenants shall be collocated or consolidated to the extent practical.

(d) Service areas shall be sited for alley access, if available. Service elements accessible from an alley are exempt from the screening requirements of this section.

(e) All service areas, include trash collection areas, shall include roofs or overhead weather protection and shall meet required stormwater standards. Drainage shall be designed to meet applicable NPDES standards.

(f) Exterior loading areas for commercial uses shall not be located within 20 feet of a single-family residentially zoned property.

DEPARTURE: Exterior commercial loading areas are exempt from this standard if the reviewing authority finds 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 to be separated from the residential lot by a masonry wall at least eight feet high.

(g) Design for Safety. Other provisions of this section notwithstanding, service areas used by residents shall be located to avoid entrapment areas and other conditions where personal security is potentially a problem. Pedestrian-scaled lighting or other measures may be needed to enhance security.

(h) Design to Mitigate Noise. Noise producing mechanical equipment such as fans, heat pumps, etc. shall be located and/or shielded to minimize sounds and reduce impacts to adjacent dwelling units.

(i) Dumpster storage areas shall be provided for all development, located on site and not in the public right-of-way, and sized to accommodate the minimum dumpster sizes (as provided by the Covington engineering design standards).

(a) Structural enclosures shall be constructed of masonry, heavy-gauge metal, heavy timber, or other decay-resistant material that is also used with the architecture of the main building. Alternative materials other than those used for the main building are permitted if the finishes are similar in color and texture, or if the proposed enclosure materials are more durable than those for the main structure. The walls shall be sufficient to provide full screening from the affected roadway, pedestrian areas, or adjacent use, but shall be no greater than seven feet tall. The enclosure may use overlapping walls as a screening method. See Figure 18.31.430(3)(a) below.

(b) Gates shall be made of heavy-gauge, site-obscuring material. Chain link or chain link with slats is not an acceptable material for enclosures or gates.

(c) Garage collection points shall be located and configured so that the enclosure gate swing does not obstruct pedestrian or vehicle traffic, or does not require that a hauling truck project into any public right-of-way. Ensure that screening elements allow for efficient service delivery and removal operations.

(d) The service area shall be paved.

(e) The sides and rear of service enclosures shall be screened with Type II 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. Plants shall be arranged with a minimum of 50 percent coverage at time of installation and be able to grow to fully screen or shield the equipment within three years.

DEPARTURES will be considered provided the enclosure and landscaping treatment meet the purpose of the standards and add visual interest to site users.

Both examples use durable and attractive enclosures with trees and shrubs to soften views of the enclosures from the side. They both include a horizontal screen/cover required which provides weather protection and screens views from surrounding buildings, streets, and pathways (due to topography or building heights).

(a) All rooftop mechanical equipment, including air conditioners, heaters, vents, and similar equipment shall be fully screened from public view at the street level and from rooftop residential amenity areas. Screening shall be located so as not to interfere with operation of the equipment.

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

(b) For rooftop equipment, all screening devices shall 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 shall not be used for screens or enclosures. Louvered designs are acceptable if consistent with building design style. Perforated metal is not permitted.

(c) The screening materials shall be of material requiring minimal maintenance and shall be as high as the equipment being screened.

(d) Noise producing mechanical equipment such as fans, heat pumps, etc. shall be located and/or shielded to minimize sounds and reduce impacts to adjacent dwelling units.

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.

(a) To provide for adequate, convenient, and safe parking for cars and bicycles associated with permitted uses in downtown.

(b) To limit the overbuilding of parking, which has impacts on construction costs, land consumed, air and water quality, walkability, traffic congestion, and aesthetics.

(c) To provide for alternative parking arrangements such as flexible minimum requirements, and shared parking.

(a) Residential off-street parking areas shall consist of a parking lot, driveway, garage, carport, or a combination thereof, and shall be located on the lot they are intended to serve. For surface parking, at least 25 percent of the minimum required parking spaces for residential uses shall be covered.

(b) Any area once designated as required off-street parking shall not be changed to any other use unless and until parking facilities are provided elsewhere, which conform to the requirements of this chapter.

(c) The required off-street parking area shall be for occupants, employees, visitors, and patrons, and shall be limited in use to parking, except for approved temporary uses per Chapter 18.85 CMC.

(d) A parking study may be required for adjusting minimum and maximum quantitative requirements, determining times of peak parking demand, and determining impacts to on-street parking in the vicinity of the subject development site. For the purposes of this chapter, a parking study is a document that provides sufficient information to determine the parking requirements for a specific use. The estimate may be based on scientifically documented data for demand for the proposed use, census data, transit service, academic studies, similar uses in the City or comparable cities, or other sources accepted by the Director. All parking studies shall be prepared by either a professional engineer with expertise in traffic and parking analyses or an equally qualified individual authorized by the Director.

(e) Parking needs shall be balanced with low-impact development planning that considers the reduction of impervious surfaces as a priority.

(f) Wheel stops or curbing are required where a parked vehicle would encroach on adjacent property, pedestrian access or circulation areas, right-of-way, or landscaped areas (see CMC 18.50.120(3) for an illustration). See also CMC 18.31.430(4)(b). Perpendicular and angled spaces adjacent to a landscaped area shall be one-foot wider than the minimum width required by CMC 18.50.110(2).

(a) Minimum. Except as modified in subsection (6) of this section, off-street parking areas shall contain at a minimum the number of parking spaces stipulated in Table 18.31.450(4).

(b) Net Floor Area. Off-street parking ratios expressed as a number of spaces per square feet shall use the net floor area, as defined by Chapter 18.20 CMC.

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

(d) Accessible Parking Requirements. Off-street parking and access for physically disabled persons shall be provided in accordance with of the regulations adopted pursuant to Chapter 19.27 RCW, State Building Code, and Chapter 70.92 RCW, Public Buildings – Provisions for Aged and Disabled.

(a) Minimum. The minimum number of off-street parking spaces shall be determined in accordance with Table 18.31.450.

(b) Maximum. Parking for a specific use shall be limited to no more than 50 percent greater than the minimum parking requirement required by this section, unless otherwise specified in Table 18.31.450. The Director shall have the authority to restrict parking for a specific use to an amount that is less than the maximum amount allowed in this section if the proposal would substantially conflict with the stated purposes, objectives, goals, or policies contained in the comprehensive plan.

(c) Unclassified Uses. For those uses not covered by a use in Table 18.31.450, the following standards apply:

(a) Ground floor commercial uses in the TC zone are exempt from the minimum parking requirements of this chapter, provided such uses are located in a mixed-use building at least three stories in building height and the exemption is supported by a parking study per subsection (3)(d) of this section.

(b) Existing developments with a permitted use that meet minimum parking requirements for the use may, subject to Director approval, change to another permitted use that requires more parking and be exempt from additional quantitative parking requirements of this chapter. Existing developments that expand their net floor area by 50 percent or more shall meet the minimum requirements of this chapter. In no case may any new or expanded development exceed the maximum parking spaces allowed by this chapter, unless meeting the requirements of subsection (6)(d) of this section.

(c) Minimum off-street parking for uses in the TC, MC, and MHO zones may be reduced from the requirements of Table 18.31.450(5) with any of the following options:

(d) Maximum off-street parking outside the TC zone may be increased up to 25 percent from the requirements of Table 18.31.450(5) if the increase is supported by a parking study per subsection (3)(d) of this section. For increases more than 25 percent, the Director may require any of the following as a condition for the increase:

(a) Minimum Required.

(b) Long-term bicycle parking spaces shall be located in secure locations on the development site.

(c) Short-term bicycle parking spaces may be located in the following areas:

(d) Design.

(a) The percentage of electric vehicle charging infrastructure to parking stall ratio is applied based on the total number of vehicle parking spaces planned or built (not the minimum number of required parking stalls calculated). The percentage rates also apply to new parking spaces created when an existing parking area is expanded by 50 percent or more.

(b) Mixed-use developments shall meet the applicable residential and nonresidential electric vehicle charging parking space requirements consistent with the proportion of each use.

(c) Refer to CMC 18.50.170 and 18.50.180 for additional EV charging station standards and design requirements, exemptions and modification.

(a) Integration and connection with adjacent parking areas associated with other developments.

(b) A joint use parking strategy or documentation that demonstrates why such a strategy is not feasible.

(c) A joint use parking strategy is appropriate when all of the following criteria are met:

(a) To enhance the character and livability of downtown.

(b) To soften the appearance of larger building facades.

(c) To screen the view of parking areas.

(d) Reduce erosion and stormwater runoff.

(e) Improve the air quality and provide wildlife habitat.

(a) The minimum amount of landscaped area for sites in the downtown zones is established by Table 18.31.150. Subsection (3)(b) of this section describes how different types of landscaping are credited towards the minimum area. For example, a 2:1 ratio means one square foot of landscaping provided is counted as two square feet of required landscaping. A 1:2 ratio means two square feet of landscaping provided is counted as one square foot of required landscaping.

(b) The following landscape types and credits may be used to meet the standards:

(i) Ground level planting beds qualify as landscaped surfaces at a 1:1 rate. Ground level planting area that supports trees (which will require deeper soil depths) may qualify for bonus credit. Specifically:

(A) Planting areas that support a large tree (height greater than 30 feet at maturity) may be counted at 2:1 ratio (includes planting area under projected dripline at maturity.)

(B) Planting areas that support a medium sized tree (height greater than 15 feet at maturity) may be counted at 1.5:1 ratio.

(C) Terraced or other raised planting surfaces qualify as landscaped surfaces at the same ratios as ground level planting beds depending on the soil depth (shallow soil depths capable of supporting only ground cover plants qualify at a 1:2 rate).

(ii) Green Roof. Green roofs qualify as a landscaped surface at a 1:2 rate. Green roof areas supporting large shrubs and trees may qualify for bonus credit (up to a 1:1 rate) as determined by the Director depending on the planting’s visibility.

The left example features greater soil depths and bonus landscaping credits than standard green roofs (right example).

(iii) Green Walls/Trellises/Arbors.

(A) Artistic green walls adjacent to ground level publicly accessible space with decorative patterns qualify as a landscaped surface at a 1.25:1 rate.

(B) Standard green walls qualify as landscaped surfaces at a .75:1 rate.

(C) Vine trellis/arbors/walls qualify as landscaped surfaces at a 1:2 rate. Planter areas shall feature minimum soil depth necessary to maintain healthy vine growing conditions as determined by a licensed Landscape Architect.

The left image is a good example of an artistic green wall. The right image is a good example of a vine trellis wall.

(c) Landscape Planting Standards.

(a) Landscaped buffers along gateway block-frontages shall be at least 15 feet wide.

(b) The following alternative landscape buffer designs may be used between the sidewalk and parking lots along mixed or basic block-frontages:

(ii) A minimum five-foot-wide planting bed planted with Type III landscaping in front of a low masonry or concrete wall (36 to 42 inches tall).

(a) Parking lot landscaping shall consist of Type III (see CMC 18.40.040), and there shall be at least one tree planted for every five parking stalls. Trees should be distributed throughout the parking area to provide ample shading and visually soften the parking area. Shrubs and perennials shall be planted as understory at the base of tree planting beds.

(b) Grouping trees may be allowed to accommodate natural features, so long as the equivalent number of trees are planted and so long as the grouping is within the parking area.

(c) Tree retention in parking lots is encouraged. Every tree over six inches in caliper that is retained is equivalent to one required new tree.

(d) See also CMC 18.31.450(3) regarding the design of parking spaces near landscaped areas.

(a) To ensure that lighting contributes to the character of the streetscape and does not disturb adjacent developments and residences.

(b) To protect against light pollution, thereby reclaiming the ability to view the night sky and helping to preserve the quality of life and scenic value of this desirable visual resource throughout the region and nearby natural open spaces.

(c) To help protect and enhance human health and wellness and wildlife habitation and migration by minimizing light pollution and its impact on all forms of life.

(d) To promote lighting practices and systems to conserve energy, decrease dependence on fossil fuels, and limit greenhouse gas emissions.

(e) To ensure that sufficient lighting can be provided where needed to promote safety and security on public and private property, and to allow for reasonable lighting for outdoor activities.

(f) To provide attractive lighting that supports and enhances the urban environment, emphasizes architectural elements, and encourage pedestrian activity and wayfinding beyond daylight hours, especially during the long nights of Pacific Northwest winters.

(a) Exemptions:

(a) All luminaires shall be fully shielded and shall not emit light into the upper hemisphere around the luminaire or onto adjacent properties and structures, either through exterior full cut-off shields or through optics within the fixture. Support and mounting systems for luminaires shall not allow post-installation adjustments that could defeat compliance of this requirement.

(b) City-approved standardized fixtures shall be used for sidewalk lighting located within the right-of-way or publicly accessible easements on private property.

(c) On-site lighting elements throughout and surrounding the site should be complementary, including pedestrian pathway, accent and parking lot lighting, lighting of adjacent developments and the public right-of-way.

(d) Except as provided in this section, outdoor lighting is encouraged to follow the intensity, technology, and other recommendations of the International Dark Sky Association and the Illuminating Engineering Society of North America.

(a) Freestanding lighting fixtures in parking lots shall not exceed 20 feet in height. Lighting fixtures on the top level of parking garages shall not exceed 12 feet in height.

(b) Pedestrian scale lighting shall not exceed 16 feet in height.

(c) Building-mounted exterior lighting shall not be placed at any point greater than 20 feet above the adjacent grade, except the height limit is 14 feet when within 100 feet of a single-family zone. This standard does not apply to fully recessed lights, such as when mounted on the underside of a gas station fueling canopy or building roof overhang.

(a) Automated control systems, such as energy management systems, photoelectric switches, motion sensors and astronomic timer switches, shall be used to meet the hours of operation requirements and the technical and energy efficiency requirements of the applicable Washington State Energy Code.

(b) Exceptions:

(a) Dynamic lighting.

(b) Luminaires exceeding 500,000 peak candelas and/or 500,000 lumens.

(c) Laser lighting.

(d) Any lighting of critical areas.

(e) Any lighting that may be confused with warning signals, emergency signals, or traffic signals.

(f) Mercury, low pressure sodium, or other light sources in public areas that can impede or distort the perception of actual colors.

(g) Blinking, flashing, intermittent, and/or moving lights unless specifically allowed elsewhere in the Covington Municipal Code.

(h) Lighting permanently attached to trees. (Ord. 08-21 § 3 (Exh. B))

(a) To ensure the safety of residents, employees, and the public in downtown Covington.

(b) To provide natural surveillance of public and semi-public spaces within developments.

(a) The development should provide natural surveillance of public and semi-public spaces using the following methods:

(vii) Landscaping should be designed so that it does not interfere with lighting design (see CMC 18.31.460 through 18.31.470).

(b) The development should design circulation systems, 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. Methods include the following:

(c) The development should 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:

(d) The development should 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) 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 respond uniquely to the site’s context.

(b) To emphasize that high quality design is most critical to Covington’s high visibility sites and corridors.

(c) To avoid generic, corporate architectural design that degrades the character and identity of Covington.

(a) To employ architectural elements (like windows, balconies, entries, etc.) that create a complementary pattern or rhythm, dividing large buildings into smaller identifiable pieces.

(b) To integrate substantial articulated/modulated features on large buildings to break up the massing and add visual interest.

(a) Window patterns and/or entries.

(b) Use of weather protection features.

(c) Use of vertical piers/columns.

(d) Change in roofline per subsection (6) of this section.

(e) Change in building material or siding style.

(f) Other design techniques that effectively reinforce a pattern of small storefronts compatible with the building’s surrounding context.

(g) Vertical elements such as a trellis with plants, green wall, or art element.

(h) Providing vertical building modulation of at least 12 inches in depth if tied to a change in roofline per subsection (6) of this section or a change in building material, siding style, or color.

(i) Other design techniques that effectively break up the massing of structures and add visual interest.

DEPARTURE: Other articulation features may be used provided they meet the purpose of the standards and the design criteria set forth in subsection (4) of this section.

The left image uses window patterns, weather protection elements, and roofline modulation. The photo example to the right also includes window patterns and weather protection along with a change in masonry texture and color to articulate the facade. The lower example illustrates how a multitenant retail building can successfully be articulated (windows, weather protection, vertical building modulation, and roofline changes).

(a) Use of windows and/or entries.

(b) Change in roofline per subsection (6) of this section.

(c) Change in building material, siding style, and/or window pattern.

(d) Providing vertical building modulation of at least 12 inches in depth if tied to a change in roofline modulation per subsection (6) of this section or a change in building material, siding style, or color. Balconies may be used to qualify for this option if they are recessed or projected from the facade by at least 18 inches. Juliet balconies or other balconies that appear to be tacked on to the facade will not qualify for this option unless they employ high quality materials and effectively meet the purpose of the standards.

(e) Vertical elements such as a trellis with plants, green wall, or art element.

(f) Other design techniques that effectively break up the massing at no more than maximum articulation intervals.

DEPARTURE: Other articulation features will be considered provided they meet the purpose of the standards and the design criteria set forth in subsection (4) of this section.

Below Images A through C use a combination of vertical building modulation, window patterns, material changes, or roofline modulation. Image D does not feature any articulation vertical feature.

(a) 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 the comprehensive plan).

(b) The applicable block-frontage designation. Basic block-frontages warrant more flexibility than block-frontages designated as varied or landscaped.

(c) The size and width of the building. Smaller buildings warrant greater flexibility than larger buildings.

(d) 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.

This building would be a good departure example. Its two clear articulation features are the window patterns and the entry/building modulation feature (three minimum are required). However, the overall effectiveness of these articulation features combined with the high quality of materials and detailing, the roof slope, and the relatively small width of the building help it meet the purpose of the standards.

(a) Provide vertical building modulation at least 20 feet deep and 30 feet wide. For multistory buildings, the modulation shall extend through more than one-half of the building floors.

(b) Use of a contrasting vertical modulated design component featuring all of the following:

(c) Facade employs building walls with contrasting articulation that make it appear like two distinct buildings. To qualify for this option, these contrasting facades shall employ all of the following:

(d) Departures will be considered provided the design meets the purpose of the standards. Supplemental consideration for approving alternative designs:

(iii) The type of articulation treatment and how effective it is in meeting the purpose given the building’s context.

Less than 120 feet wide: Meets guideline.

More than 120 feet wide: Does not meet guideline.

Building incorporates a courtyard along the facade (Technique No. 1 noted above) to effectively break it up into smaller components: Meets guideline.

The central portion of the left building (Image A) employs substantial horizontal and vertical modulation (from adjacent building elevation segments), a different mix of facade materials, distinctive rooflines and different window fenestration techniques to effectively break up the building massing. Image B building employs an effective mix of modulation, material, color, roofline, and fenestration changes.

Image C building – while the modulated features are repetitive, the contrast and width of the modulated components are effective. Image D building employs distinct facades to lend the appearance that it is several different buildings.

Image E and F buildings feature a combination of modest vertical modulation, roofline modulation, and window fenestration techniques, but lack the techniques to visually break up its expansive and repetitious facade length.

(a) 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.

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

DEPARTURE: Other designs will be considered provided the roofline modulation design effectively reduces the perceived scale of the building and adds visual interest.

Roofline modulation qualifies as an articulation feature when combined with vertical building modulation techniques.

The left building illustrates a pitched roof example and the right building illustrates a flat roof example.

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

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

(c) To create clear and welcoming building entries.

(a) At least one window and/or entry treatment, such as the following, shall be employed for each articulation interval:

(vii) 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.

(b) At least one building element or facade detail, such as the following, shall be employed for each articulation interval:

(v) Other details or elements that meet the purpose of these standards.

Examples of elements attached to façades 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.

(c) At least one building material and other facade element, such as the following, shall be employed for each articulation interval: