(a) An easement shall be provided on the abutting lot of the subdivision that is wide enough to ensure a 10-foot separation between the walls of structures on adjoining lots, except as provided for common-wall construction;

(b) The easement area shall be free of permanent structures and other obstructions that would prevent normal repair and maintenance of the structure’s exterior;

(c) Buildings utilizing reduced setbacks shall not have doors that open directly onto the private yard areas of abutting property. Windows in such buildings shall not be oriented toward such private yard areas unless they consist of materials such as glass block, textured glass, or other opaque materials, and shall not be capable of being opened, except for clerestory-style windows or skylights; and

(d) The final plat or short plat shall show the approximate location of buildings proposed to be placed in a standard setback area.

(a) Clusters containing two or more lots of less than two and one-half acres, whether in the same or adjacent developments, shall be separated from similar clusters by at least 120 feet;

(b) The overall amount and the individual degree of clustering shall be limited to a level that can be adequately served by rural facilities and services, including, but not limited to, on-site sewage disposal systems with all setbacks and land use restrictions required by the Washington State Department of Ecology and Washington State Department of Health, and rural roadways;

(c) A 50-foot Type II landscaping screen, as defined in CMC 18.40.040, shall be provided along the frontage of all public roads. The planting materials shall consist of species that are native to the Puget Sound region. Preservation of existing healthy vegetation is encouraged and may be used to augment new plantings to meet the requirements of this section. (Ord. 13-09 § 28; Ord. 42-02 § 2 (21A.14.040))

(a) For direct access to parking areas located under the structure;

(b) When required for emergency access or fire protection; or

(c) When the Director determines that alley-only access is not feasible due to physical or operational constraints and reviewed through a design and construction design deviation pursuant to Chapter 12.60 CMC.

(a) Residential and nonresidential uses proposed for mixed-use development shall be only those uses permitted in the CC and NC zones, as established by Chapter 18.25 CMC.

(b) Live-work development shall meet the following criteria:

(a) If the structure is located on a sloping lot that provides access from upper levels or from multiple levels. In such cases, the nonresidential use may be located on the levels that exit onto the primary pedestrian streets.

(b) If views from the upper levels are valuable amenities that would help ensure success of the nonresidential uses, such as a restaurant.

(c) Senior housing developments need not include commercial uses.

(d) Live-work units are not subject to the percentage requirement if the work unit is located on the ground floor and configured to enhance the pedestrian-oriented design.

(a) Mixed-use and live-work developments shall provide off-street parking behind, to the side of buildings, or enclosed within buildings consistent with CMC 18.50.030. For the purpose of calculating parking, live-work developments shall meet the townhome parking requirement.

(b) Parking for live-work units shall provide one dedicated parking space per unit and meet any additional parking requirements for nonresidential uses within the live-work space.

(c) A percent reduction of required parking is allowed if a mixed-use development meets the criteria of CMC 18.50.040 for shared parking.

(a) Buildings in mixed-use developments shall be oriented to primary pedestrian streets, with entrances to nonresidential and live-work uses directly accessible from the street.

(b) Architectural articulation shall distinguish between the structure’s residential, nonresidential, and live-work portions.

(c) Mixed-use developments shall provide pedestrian-oriented open spaces, including plazas, courtyards, or widened sidewalks with seating areas, totaling at least 10 percent of the site area.

(d) Live-work units must incorporate visually distinct entrances for each unit, providing a sense of individuality and maintaining compatibility with the overall development.

(a) The work area in live-work units must comply with all applicable building codes for commercial use.

(b) Signage for live-work units must comply with Chapter 18.55 CMC.

(c) Noise, odors, and other operational impacts from work areas shall be mitigated to ensure compatibility with adjacent residential units. (Ord. 04-25 § 23 (Exh. A); Ord. 06-13 § 2 (Exh. A); Ord. 42-02 § 2 (21A.14.135))

(a) Must not exceed a density of 25 percent over the base density; and

(b) Manufactured home parks shall be eligible to achieve the maximum density permitted in the zone by providing the affordable housing benefit for manufactured home parks set forth in Chapter 18.90 CMC;

(a) Ten feet to mobile homes on adjacent spaces, unless constructed of noncombustible materials, in which case the minimum setback shall be five feet;

(b) Five feet to accessory structures of mobile homes on adjacent spaces; and

(c) Five feet to the mobile home or other accessory structures on the same space, except a carport or garage may be attached to the mobile home, and the separation may be waived when such structures are constructed of noncombustible materials;

(a) The common walls meet the fire protection standards set forth in the International Building Code and the standards set forth in the International Fire Code for duplexes, multifamily and condominium developments, as applicable; and

(b) Rental agreement clauses, by-laws or other legal mechanisms stipulate maintenance responsibilities for structures, fences and yards;

(a) The streets comply in all other respects with the road standards;

(b) All required parking is located off-street and as specified in CMC 18.35.130(5); and

(c) Such streets shall not:

(a) Park and recreation facilities should be provided at a rate of 200 square feet per lot.

(b) Park and recreation facilities shall meet minimum design standards pursuant to CMC 18.35.180.

(c) The applicant will not receive credit for any park and recreation facilities or dedication of land for a future park and recreation facility unless the space meets the criteria in CMC 18.35.190.

(a) Residential subdivision at a density of four units an acre or more: 450 square feet per unit;

(b) Townhouses developed at a density of eight units or less per acre: 450 square feet per unit;

(c) Manufactured home park: 260 feet per unit;

(d) Multifamily dwelling units and townhouses developed at a density of greater than eight units per acre: 100 square feet per unit;

(e) Senior housing or other age-restricted facilities: 200 square feet per unit or as required by the funding agency, whichever is greater. (Ord. 10-17 § 5 (Exh. C))

(a) Be on the site of the proposed development.

(b) Be adjacent to and visible from main pedestrian path, sidewalk or near building entrances.

(c) Be of a grade and surface suitable for recreation; 75 percent of the site cannot exceed two percent grade, unless the topography results in enhanced critical areas or environmental protection.

(d) Be fully accessible and convenient to all residents within the development and in compliance with 2010 ADA Standards for Accessible Design and the 2004 Architectural Barriers Act, as amended.

(e) Be designed with amenities that encourage residents to the facility such as benches, trash receptacles, and paths leading from the main pedestrian path and to an internal walking path.

(f) Trails and paths shall be constructed per the City of Covington’s Design and Construction Standards adopted in CMC Title 12. Trails located within critical area buffers shall be designed in accordance with Chapter 18.65 CMC. Any modified private trail or path design shall be approved by the Parks and Recreation Director prior to any preliminary land use approval.

(g) Private recreation facility, paths and trails shall be placed in a designated recreation facility tract. The tract shall be dedicated to the homeowner’s association or other organization. Maintenance of any recreation facility tract retained in private ownership should be audited regularly for safety and compliance with current standards. The homeowner’s association or other organization shall be responsible for all costs associated with the continued long-term maintenance of the recreation tract and facilities.

(h) Provide play equipment that meets, at a minimum, the Consumer Product Safety Standards for equipment, soft surfacing and comply with all applicable ADA accessibility standards, and incorporate play pieces that address ages two to five and five to 12. Prior to final approval of the development, the applicant will be required to provide the City a letter from a certified parks installer that the equipment was installed to industry standards.

(a) Supply and demand data that identifies proposed private park and recreation facility would better meet community needs for parks and recreation facilities than payment of park impact fees.

(b) The location and design of the park and recreation facilities are consistent with comprehensive plan and any applicable park and recreation plans, as amended.

(c) Site plan and supporting documents that show the proposed private park and recreation facility meets the following minimum criteria:

(d) The land shall be surveyed or adequately marked with survey monuments, or otherwise readily distinguishable from adjacent property.

(e) The land shall have no known physical problems associated with it, such as problems with drainage, erosion or flooding, or the presence of hazardous waste, which the Director determines would cause inordinate demands on public resources for maintenance and operation.

(f) The land shall have no known on-site safety hazards. Substandard vehicular and pedestrian facilities shall be considered but shall not alone be used to disqualify a proposed site dedication.

(g) The Director may require a developer to post financial guarantee consistent with CMC Title 14 for the maintenance of any private park and recreation facility as a method of showing long-term maintenance for a time as specified by the Director. (Ord. 10-17 § 5 (Exh. C))

(a) One and one-half square feet per dwelling unit in multiple-dwelling developments except where the development is participating in a County-sponsored or approved direct collection program in which individual recycling bins are used for curbside collection;

(b) Two square feet per every 1,000 square feet of building gross floor area in office, educational and institutional developments;

(c) Three square feet per every 1,000 square feet of building gross floor area in manufacturing and other nonresidential developments; and

(d) Five square feet per every 1,000 square feet of building gross floor area in retail developments.

(a) The required storage area shall be dispersed in collection points throughout the site when a residential development comprises more than one building.

(b) There shall be one collection point for every 30 dwelling units.

(c) Collection points may be located within residential buildings, in separate buildings/structures without dwelling units, or outdoors.

(d) Collection points located in separate buildings/structures or outdoors shall be no more than 200 feet from a common entrance of a residential building.

(e) Collection points shall be located in a manner so that the swing of any collection point gate does not obstruct pedestrian or vehicle traffic or access to parking or that the gate swing or any hauling truck does not project into any public right-of-way.

(a) Storage space may be allocated to a centralized collection point.

(b) Outdoor collection points shall not be located in any required setback areas.

(c) Collection points shall be located in a manner so that the swing of any collection point gate does not obstruct pedestrian or vehicle traffic or access to parking or that the gate swing or any hauling truck does not project into any public right-of-way.

(d) Access to collection points may be limited, except during regular business hours and/or specified collection hours.

(a) Dimensions of the collection points shall be of sufficient width and depth to enclose containers for recyclables.

(b) Architectural design of any structure enclosing an outdoor collection point or any building primarily used to contain a collection point shall be consistent with the design of the primary structure(s) on the site.

(c) Collection points shall be identified by signs not exceeding two square feet.

(d) A six-foot wall or fence shall enclose any outdoor collection point, excluding collection points located in industrial developments that are greater than 100 feet from residentially zoned property. All screening shall include the use of landscape material.

(e) Enclosures for outdoor collection points and buildings used primarily to contain a collection point shall have gate openings at least 12 feet wide for haulers. In addition, the gate opening for any building or other roofed structure used primarily as a collection point shall have a vertical clearance of at least 12 feet.

(f) Weather protection of recyclables shall be ensured by using weather-proof containers or by providing a roof over the storage area.

(g) Loading areas within 50 feet and visible from an adjacent street or sidewalk shall be screened by a fence or wall. Collection points shall be fully enclosed.

(a) Fences located on a rockery, retaining wall, or berm within a required setback area are permitted subject to the following requirements:

(a) Be permitted only on properties that abut an agricultural use;

(b) Comply with the following requirements:

(a) May approve private streets consistent with City street standards;

(b) May limit direct access to certain streets and require on-site public or private streets in lieu of individual driveways or access panhandles, in accordance with the City street standards;

(c) Shall require off-site improvements to public or private streets needed to provide access from the short subdivision to a street acceptable to the Director of Community Development; and

(d) Shall assure that the number of lots to be served by the street system complies with the adopted street standards.

(a) Sixty percent or more of the length of each block frontage in the MR and RCMU zoning districts shall be occupied by a building unless more than 40 percent of the length of a block frontage is occupied, individually or collectively, by zoning setbacks, a park, plaza, open space, driveway, or critical area, in which case the building frontage requirement shall be reduced accordingly. This requirement does not apply where all or a portion of a block frontage is not deep enough for a building.

(b) Fifty percent or more of the length of each block frontage on both sides of all streets in other zoning districts shall be occupied by a building unless 50 percent or more of the length of a block frontage is occupied, individually or collectively, by zoning setbacks, a park, plaza, open space, driveway, or critical area, in which case the building frontage requirement shall be reduced accordingly. This requirement does not apply where all or a portion of a block frontage is not deep enough for a building.

(c) On lots or parcels with multiple buildings, pedestrian circulation routes shall interconnect all buildings.

(a) CMC 18.35.050 shall apply only to townhouse developments.

(b) CMC 18.35.100 shall not apply to commercial, mixed-use, or integrated developments.

(c) A minimum of 60 percent of the street-level frontage of commercial and mixed-use buildings should be devoted to commercial uses.

(d) The main entrance for all buildings along a street frontage, including single-family residences and townhouses, shall be accessed from a public sidewalk or a pedestrian walkway connected to a public sidewalk.

(e) At least one public entrance for a commercial use shall be accessed from a public sidewalk or a pedestrian walkway connected to the public sidewalk.

(f) Overhead weather protection shall be provided continuously along 75 percent or more of the length of a commercial or mixed-use building frontage adjacent to a sidewalk or a pedestrian walkway connected to a sidewalk. Overhead weather protection may be composed of marquees, awnings, canopies, a building projection or other permanent structural element and must cover at least five feet of the width of the adjacent public walkway or sidewalk. This requirement applies only to building frontages containing street-level commercial uses.

(g) The use of sustainably harvested salvaged, recycled or reused products is encouraged.

(a) The area abutting the pond shall contain a continuous route devoted to public access. Public access includes, but is not limited to, parks, plazas, promenades, sidewalks, and multi-purpose trails. Sidewalks shall be a minimum of eight feet wide and shall be designed to be compliant with the standards of the Americans with Disabilities Act (ADA).

(b) When buildings containing commercial uses are located around the pond, at least 60 percent of the length of the pond-facing ground-level building frontage should be devoted to commercial uses. Multi-story buildings located around the pond should include residential uses.

(c) Public access corridors leading to the pond should be located at intervals of approximately 500 feet, unless not feasible due to topography. Access corridors include, but are not limited to, parks, streets, pedestrian ways, and passive open space.

(d) A least one public gathering place of at least one-half acre shall be provided to serve as a major public amenity.

(a) In the RCMU zoning district, at least one public gathering place of at least one-half acre shall be provided that is an integral element of the commercial area and suitable for special events and celebrations.

(b) Outside of the RCMU zoning district and the pond area, at least one park shall be provided that is sufficient in size to include a range of active recreational uses for residents of varying ages and interests.

(c) All public gathering places shall be linked physically and visually to adjacent sidewalks or trails.

(a) Any building facade with a blank wall greater than 200 square feet adjacent to a sidewalk, pedestrian walkway, parking lot, trail, park, plaza or other public space shall be treated architecturally and/or with landscape elements.

(b) Roof-mounted mechanical equipment visible from adjacent properties, sidewalks on an adjacent street or from an adjacent park or trail shall be screened from view by integrated building elements, such as walls, landscaped planters, or enclosures.

(c) Building- or ground-mounted utility meters or equipment shall be visually screened from an adjacent sidewalk or trail by a fence, wall, or landscaping.

(a) Visual “gateways” shall be located in the area of the entrances to the subarea from SR 18 and from 204th Avenue SE.

(b) Gateways can consist of elements as varied as signage, special but significant landscaping, an identifying structure, sculpture or other artwork, a water feature, or some other distinctive element.

(a) Open Space. Open space shall be provided equal to a minimum 20 percent of the lot size. This may include common open space, private open space, setbacks, critical areas, and other open space.

(b) Common Open Space.

(c) Entries. All cottages shall feature a roofed porch at least 60 square feet in size with a minimum dimension of five feet on any side facing the street and/or common open space.

(d) Community Building.

(e) Affordable Housing Incentives.

(a) Yard or Court.

(b) Entries. Ground-related courtyard apartments shall feature a covered pedestrian entry, such as a covered porch or recessed entry, with minimum weather protection of three feet by three feet, facing the street or yard or court. (Ord. 04-25 § 24 (Exh. A))

(a) The property owner is not required to reside in either the primary dwelling unit or the accessory dwelling unit as a condition of establishing or maintaining an accessory dwelling unit.

(b) The absence of an owner occupancy requirement does not relieve the property owner from complying with all applicable State and local regulations.

(a) The accessory dwelling unit complies with all applicable zoning, building, and development standards established at the time of construction.

(b) The property is subdivided in accordance with the Washington State Condominium Act (Chapter 64.34 RCW) or through other applicable land division processes.

(a) Maximum floor area is 1,000 square feet. If the accessory dwelling unit is wholly contained within a basement or attic, there is no limit on the maximum floor area.

(b) Maximum height is 24 feet.

(c) Setbacks (front and interior) pursuant to Chapters 18.30 and 18.31 CMC. A detached accessory dwelling may be constructed to the property line that abuts an alley. This exception does not apply to access tracts.