Lacey City Zoning Code

16.24 Woodland

District

16.24.010 Intent and organization.

A. It is the intent of this chapter to:

1. Encourage density and a diverse mix of uses in the core area;

2. Create a core area that is strongly pedestrian-oriented and transit friendly;

3. Create a strong identity for the core area that supports the policies of the Downtown Comprehensive Plan, the Downtown 2000 Plan, and the Woodland District Strategic Plan;

4. Create places that provide for the needs of a diverse population;

5. Provide a comfortable pedestrian experience and commercial-retail opportunities;

6. Promote the development of an office hub within the Woodland District that supports the surrounding retail component; and

7. Promote high density residential in mixed-use patterns throughout the Woodland District.

B. Woodland District Urban Neighborhoods Intent Statements. The Woodland District is divided into three subdistricts as shown in Figure 16.24.010-1:

1. Urban Neighborhood 1--Woodland Square. The goals for Urban Neighborhood 1 promote development that strives to combine commercial and housing uses on a single site or in close proximity. The form-based code (FBC) allows increased development on busier streets without fostering a strip commercial appearance. Development will support transit use and provide new housing opportunities in the city. The emphasis of the commercial uses is primarily on commercial, service, medical, educational, office, and locally-serving retail. Development is intended to consist primarily of businesses on the ground floor with services and/or housing on upper stories. Development is intended to be pedestrian-oriented with buildings close to and oriented to the sidewalk, especially at corners, with through block connections that provide access between properties, and a pedestrian-scale grid of streets.

2. Urban Neighborhood 2--Pacific Avenue. The goals for Urban Neighborhood 2 promote low- and medium-intensity development with a local or regional emphasis along Pacific Avenue SE. This subdistrict is intended to prevent the appearance of strip commercial development. Development is expected to balance the needs of pedestrians, bicycles, automobiles, and transit with a mixture of commercial, service, and residential uses. Although Pacific Avenue is the primary street for lots and parcels, infill blocks that have multiple frontages where the site (parcel) abuts the Woodland Trail development may use the trail as a ground level street-facing elevation of buildings and will take advantage of pedestrian connection to the trail. Development will balance the needs of autos, pedestrians, and transit users.

3. Urban Neighborhood 3--Master Plan Areas. The goals for Urban Neighborhood 3 promote development that strives to combine regional commercial-retail and housing uses on a single site or in close proximity. The development standards allow increased development on busier streets without fostering a strip commercial appearance. Development will support transit use and provide new housing opportunities in the city. The emphasis of the commercial uses is primarily on commercial, service, medical, educational, office, and local-serving and region-serving retail. Development is intended to consist primarily of businesses on the ground floor with services and/or housing on upper stories. Development is intended to be pedestrian-oriented with buildings close to and oriented to the sidewalk, especially at corners with through block connections that provide connections between properties and an overall modified grid of streets.

The Woodland District Master Plan requirements strive to achieve a finer-grained network of streets and paths than currently exists, while permitting property owners flexibility regarding location, alignment and design, or type of streets and paths. New streets and paths will be located within easements or rights-of-way, and new infill blocks will be created as a result. Once a new infill block is created, the FBC development standards will apply in the same way that they will apply to legally defined sites and street-bounded blocks within the rest of the Woodland District. FBC development standards include stormwater regulations, height limits, setbacks and frontage type requirements.

1. Description of the Regulating Plan. The Regulating Plan translates the community vision into a map. The Regulating Plan designates the locations, subdistricts and streets that are intended to embody specific physical characteristics. It specifies the location and applicability of specific design treatments and maps where they are required. The Regulating Plan works in tandem with the development standards, tables and figures to define the shape, size and location of streets, through connections, infill blocks, buildings and landscaping.

The Regulating Plan for the Woodland District is set out in Figure 16.24.010-1, Regulating Plan, Subdistricts; Figure 16.24.050-1, Regulating Plan, Street Types; and Figure 16.24.060-1, Regulating Plan, Building Heights. The Regulating Plan specifies the subdistricts, street types and building heights that apply to each lot, parcel of land, or infill block.

The street type that applies to a specific street or section of a street is indicated by the color and corresponding name shown on the Table 16.24.050-2, Overview of Streets and Through Connection Types.

On Figure 16.24.050-1, Regulating Plan, Street Types, where the street type, as indicated by color, extends through an intersection, that street type shall be considered as the higher order street and shall apply to the intersection, and to the intersecting street until a distance of one hundred feet from the confluence of lot lines at the corner, or until the next lot line away from the corner, whichever distance is shorter.

Allowable building heights are shown on Figure 16.24.060-1, Regulating Plan, Building Heights.

Sub Chapter	Figures and Tables
16.24.010, Intent and organization.	Figure 16.24.010-1, Regulating Plan, Subdistricts
16.24.020, Definitions.
16.24.030, Uses.	Table 16.24.030-1, Urban Neighborhoods
16.24.040, General standards required for all development.	Table 16.24.040-1, Master Plan Eligibility Summary
	Table 16.24.040-2, Improvement Responsibilities
	Table 16.24.040-3, District Wide Development Standards
16.24.050, Streets, through connections and connection spacing.	Figure 16.24.050-1, Regulating Plan, Street Types
	Table 16.24.050-1, Connections and Connection Spacing
	Table 16.24.050-2, Overview of Streets and Through Connection Types
	Figure 16.24.050-2, 6th Avenue
	Table 16.24.050-3, 6th Avenue
	Figure 16.24.050-3, 6th Avenue Sidewalk Improvements
	Table 16.24.050-4, 6th Avenue Sidewalk Improvements
	Figure 16.24.050-4, Golf Club Road
	Table 16.24.050-5, Golf Club Road
	Figure 16.24.050-5, Golf Club Road Sidewalk Improvements
	Table 16.24.050-6, Golf Club Road Sidewalk Improvements
	Figure 16.24.050-6, Pacific Avenue
	Table 16.24.050-7, Pacific Avenue
	Figure 16.24.050-7, Pacific Avenue Sidewalk Improvements
	Table 16.24.050-8, Pacific Avenue Sidewalk Improvements
	Figure 16.24.050-8, Through Connection, Minimum Requirements
	Figure 16.24.050-9, Through Connection, Optional Components
	Table 16.24.050-9, Through Block Connection, Minimum Requirements and Optional Components
16.24.060, Building, form, siting and site design.	Figure 16.24.060-1, Regulating Plan, Building Heights
	Table 16.24.060-1, Building Form, Siting and Massing Standards
	Figure 16.24.060-2, Height Options for Small Footprint Buildings
	Table 16.24.060-2, Height Options for Small Footprint Buildings
	Table 16.24.060-3, Site Design and Landscape Standards
16.24.070, Building and landscape frontage.	Figure 16.24.070-1, Building and Landscaping Frontage Type 1--Linear
	Table 16.24.070-1, Building and Landscaping Frontage Type 1--Linear
	Figure 16.24.070-2, Building and Landscaping Frontage Type 2--Forecourt
	Table 16.24.070-2, Building and Landscaping Frontage Type 2--Forecourt
	Figure 16.24.070-3, Building and Landscaping Frontage Type 3--Porch-Stoop-Terrace
	Table 16.24.070-3, Building and Landscaping Frontage Type 3--Porch-Stoop-Terrace
	Figure 16.24.070-4, Building and Landscaping Frontage Type 4--Landscape Building
	Table 16.24.070-4, Building and Landscaping Frontage Type 4--Landscape Building
	Figure 16.24.070-5, Building and Landscaping Frontage Type 5--Low Wall and Trellis
	Table 16.24.070-5, Building and Landscaping Frontage Type 5--Low Wall and Trellis
	Figure 16.24.070-6, Building and Landscaping Frontage Type 6--Urban Fence or Wall
	Table 16.24.070-6, Building and Landscaping Frontage Type 6--Urban Fence or Wall
	Figure 16.24.070-7, Building and Landscaping Frontage Type 7--Landscape Setback
	Table 16.24.070-7, Building and Landscaping Frontage Type 7--Landscape Setback
16.24.080, Design toolbox.	Table 16.24.080-1, Low Impact Development Approaches
	Table 16.24.080-2, Street and Through Connection Crossing Approaches
	Table 16.24.080-3, Traffic Calming Approaches
16.24.090, Form-based code review.
16.24.100, Appeals.
16.24.110, Amendment of an approved development application.
16.24.120, Submittal requirements.
16.24.130, Additional information for review.

Figure 16.24.010-1. Regulating Plan, Subdistricts

(Ord. 1487 §3 (part), 2016).

16.24.020 Definitions.

A. “Build-to line” means the line up to which buildings or landscaping must be constructed.

B. “Chicane” means a slight bend in the travel path of a roadway to slow drivers.

C. “Chord” means a straight line joining the ends of an arc.

D. “Forecourt” means an open area forming an entrance plaza for a single building or several buildings in a group.

E. “Frontage” means the portion of the site, parcel or infill block that is adjacent to a public street, a through connection or other path.

F. “Frontage zone” means that area between the build-to line and the pedestrian through zone which acts as a transition between private and public space.

G. “Ground floor” means the floor-to-ceiling space of a building where the floor is at or nearest to the level of the ground around the building.

H. “Group living” provides lodging or both meals and lodging, without individual cooking facilities, by prearrangement for a week or more at a time, in a space not defined by the LMC as a dwelling unit. Group living shall include, but not necessarily be limited to, public or private nonprofit residential facilities such as residential hotels, boardinghouses, residence clubs, communes, fraternity or sorority houses, monasteries, convents, or ashrams. It shall also include group housing affiliated with and operated by a medical or educational institution, when not located on the same lot as the institution.

I. Household. A “household” is a person or group of people occupying a single dwelling unit.

J. “Infill block” means an area of land bounded by new or existing streets or easements.

K. “Podium” means the continuous projecting base of a building, distinct from the tower or other portions of the building.

L. “Porch” means a structure attached to a building to shelter an entrance or to serve as a semi-enclosed space; usually roofed and generally open-sided; although it may be enclosed through the use of screens, glass or partial walls.

M. “Step back” means an upper facade of a building that is recessed or set back from the lower facade of the building.

N. “Stoop” means a platform or small porch, usually up several steps, at the entrance to a building, usually a dwelling or dwellings.

O. “Street type” means a set of requirements applicable to a public street or an easement, which requirements may include, but are not limited to, right-of-way width, travel lanes, sidewalk width, planting strips, and role in the street network.

P. “Terrace” means a flat roof or a raised space or platform adjoining a building, or an embankment with a level top. A terrace is open to the sky and larger than a balcony, and may be above or below grade level.

Q. “Threshold” means the area of floor beneath a door, where two types of floor material meet; or the entrance to a building.

R. “Through connection” means a grade-level pedestrian, cycling, or vehicle access route that is accessible to the public and extends through a city block, parcel, lot or infill block and includes but is not limited to a pedestrian walkway, a street, or an access route through public or private land.

S. “Tower” means a building or a portion of a building within the boundary of the Woodland District over fifty-five feet in height. The tower portion of the building is located on top of a podium.

T. “Tower floor plate” means the sum of the gross horizontal area of a single floor of a tower, measured from the exterior faces of the exterior walls.

U. “Trellis” means an open grating or latticework overhead, of either metal or wood, and the supporting columns and framework.

V. “Urban fence” means an open framework screen or fence, of either metal, wood, masonry or a combination, usually no more than three feet high, which serves to enclose or subdivide outdoor space, presenting a semi-transparent surface, except where penetrated by walkways.

W. “Woonerf,” sometimes called a shared street, means a street where the drivers and bicyclists share the roadway with pedestrians. Also referred to as a curbless street, a woonerf avoids permanent demarcation of the drive area with a curb, and is often level from side to side. The width of the shared roadway space, and the placement of street furniture, parking zones and plantings are purposefully located to reduce driver speed and encourage social gathering. (Ord. 1539 §71, 2019; Ord. 1487 §3 (part), 2016).

16.24.030 Uses.

A. Permitted Uses. Uses permitted in the Woodland District subdistricts are listed in Table 16.24.030-1 with a “P.” These uses are allowed if they comply with the development standards and other regulations of this section. Listing as an allowed use does not mean that a proposed development will necessarily be granted an adjustment or other exception to the regulations of the LMC.

B. Conditional Uses. Uses which are allowed if approved through the conditional use review process are listed in LMC 16.66.020 and Table 16.24.030-1 with a “C.” These uses are allowed provided they comply with the conditional use approval criteria for that use, the specific development standards contained in this chapter, and other regulations of the LMC.

Use Categories	Urban Neighborhood 1 Woodland Square	Urban Neighborhood 2 Pacific Avenue	Urban Neighborhood 3 Master Plan Area
	P--Permitted C--Conditional
Residential Categories
Household Living	P	P	P
Group Living	C	C	C
Commercial Categories
Retail Sales and Service	P	P	P
Office	P	P	P
Institutional Categories
Parks and Open Space	P	P	P
Educational Facilities, Government Offices, Museum; Civic Uses, Transit Uses	P	P	P
Other Categories
Rail Lines and Utility Corridors	P	P	P

1. Parks and Open Space. Huntamer Park, West Plaza Park, South Plaza Park, I-5 Park and Bikeway, and Civic Plaza are the current open spaces and parks in the Woodland District. These city-owned and managed facilities provide open space and natural amenities for the enjoyment of the public. The Woodland District Strategic Plan recommends reinforcing these areas through an improved network of sidewalks, bicycle lanes, paths, and multi-purpose trails. New development shall enhance these existing district open spaces. Application of the design standards for streets, paths, buildings, landscaping, and other design elements from this chapter will provide a complementary relationship between the parks and surrounding development. Any new common open space, park, or through connection shall be designed to be useable for the recreation and enjoyment of the citizens.

a. Standards. There are no new open spaces identified for development in the Woodland District. Any new open space dedicated to the city shall be subject to the design criteria of LMC 14.23.088, Open space, and requirements of Chapter 16.48 LMC, Open Space/Institutional District. Private open space and recreation associated with new residential or mixed-use development shall comply with the design criteria of LMC 14.23.088, Open space.

2. Drive-Through Facilities. Where a drive-through component is proposed as part of a development, it shall meet the following regulations:

a. The drive-through shall be accessory to the principal use of the development, which includes interior space for customers to enter the building for goods or services;

b. The entrance and exit for the drive-through lane shall not be on a primary street unless shared with the primary site access of the principal use. The drive-through lane and the drive-through window shall not be visible from a primary street.

c. The standards above may be met in either of the following ways:

(1) The drive-through shall be accessed from a secondary street, other street or through connection, and contained within the building;

(2) The drive-through shall be accessed from a secondary street, other street or through connection, and located on the portion of the infill block that is farthest away from the primary street.

3. Ground Floor Residential Uses. Where residential uses occur on the ground floor, vertical and horizontal separation is required to ensure privacy for building residents, and a high quality public realm. The minimum and maximum vertical and horizontal distance from the sidewalk is defined in LMC 16.24.070, Building and landscape frontage.

1. Uses with physical and operational requirements generating substantial:

a. Truck traffic;

b. Dust;

c. Glare;

d. Heat or vibration;

e. Noise; or

f. Odors.

2. Uses of a character which are either not compatible with the high aesthetic standards of the area, will not enhance the marketability of the core area, or will adversely impact the city’s economic development strategies for this zone. These uses shall include, but are not limited to:

a. Activities entailing movement of heavy equipment on and off the site except during construction;

b. Auto or truck storage as a primary use;

c. Cemeteries and crematoria;

d. Machine shops;

e. Motor freight terminals;

f. Park and ride lots;

g. Solid waste disposal facilities, including transfer stations, incinerators and sanitary landfills; and

h. Stand-alone warehouse and distribution facilities. (Ord. 1539 §72, 2019; Ord. 1487 §3 (part), 2016).

16.24.040 General standards required for all development.

A. Conflicts. Development within the Woodland District must comply with the standards prescribed in this chapter, Woodland District, and the standards set forth by that document titled “The Pacific Northwest Architectural Style Guidelines and Design Character Elements.” These development standards are intended to implement policies in the adopted Woodland District Strategic Plan. In the event of a conflict between any provision of this chapter, Woodland District, and any other ordinances of the city of Lacey the provisions of this chapter shall prevail with the exception of ordinances whose standards are more restrictive.

1. Connectivity Master Plan. Connectivity master plans are required for all development within the Woodland District, except lots or parcels exempt from connection spacing standards because of maximum block length requirements; refer to LMC 16.24.050, Streets, through connections and connection spacing.

Development proposals shall show conceptually how the development standards in LMC 16.24.050, Streets, through connections and connection spacing, shall be met in relationship to adjacent property and existing streets, through connections and other paths or trails.

Connectivity master plans shall refer to LMC 16.24.010, regulating plan, subdistricts and streets, and provide review material according to LMC 16.24.120(A), (B) and (C), Submittal requirements.

In addition, the connectivity master plan should generally indicate how open space, parking, driveways, walkways, etc., will relate or connect to adjacent parcels.

Connectivity master plans shall provide review material according to LMC 16.24.120, Submittal requirements. A summary of connectivity master plan eligibility is provided in Table 16.24.040-1.

Future streets and through connections shall be designed and constructed according to Table 16.24.040-2, Improvement Responsibilities, Section B.

2. Detailed Master Plan. Detailed master plans are required for all development in the Master Plan Area where proposed improvements represent fifteen percent or more of the value of the assessed market improvement value of the existing structure with the permit value of the proposed improvement greater than $20,000.00. For the purposes of determining code compliance, the value of proposed improvements will be based on the value of the building permit for those improvements.

Development proposals shall show conceptually how the development meets the development standards in the following sections:

a. LMC 16.24.050, Streets, through connections and connection spacing;

b. LMC 16.24.060, Building, form, siting and site design;

c. LMC 16.24.070, Building and landscape frontage.

Detailed master plans shall refer to Figures 16.24.010-1, Regulating Plan, Subdistricts; 16.24.050-1, Regulating Plan, Street Types; and 16.24.060-1, Regulating Plan, Building Heights.

Detailed master plans shall provide review material according to LMC 16.24.120, Submittal requirements. A summary of detailed master plan eligibility is provided in Table 16.24.040-1.

Existing built streets shall be improved according to Table 16.24.040-2, Improvement Responsibilities, Section A.

Future streets and through connections shall be designed and constructed according to Table 16.24.040-2, Improvement Responsibilities, Section B.

Master planned streets shall be designed and constructed according to Table 16.24.040-2, Improvement Responsibilities, Section C.

Eligibility	Connectivity Master Plan	Detailed Master Plan
Lot or parcel is exempt from connectivity standards in LMC 16.24.050, Streets, through connections and connection spacing, due to minimum through block connection spacing.	Exempt	Exempt
Lot or parcel is (1) subject to the connectivity standards in LMC 16.24.050, Streets, through connections and connection spacing, and (2) outside the Master Plan Area, as shown on Figure 16.24.010-1, Regulating Plan, Subdistricts.	Must meet connectivity master plan requirements	Exempt
Lot or parcel is (1) inside the Master Plan Area, as shown on Figure 16.24.010-1, Regulating Plan, Subdistricts, and (2) proposed improvements are less than 15% of the value of the underlying development as defined above or the permit value of the proposed improvement is less than $20,000.00.	Must meet connectivity master plan requirements	Exempt
Lot or parcel is (1) inside the Master Plan Area, as shown on Figure 16.24.010-1, Regulating Plan, Subdistricts, and (2) proposed improvements represent 15% or more of the value of the underlying development as defined above with the permit value of the proposed improvement greater than $20,000.00.	Must meet detailed master plan requirements

C. Adjustments. There are three types of adjustments that may be granted by the director, as described below.

1. Proportional Compliance Adjustments. Proportional compliance adjustments apply to lots or parcels fronting on Pacific Avenue and lots or parcels within the Woodland Square Subdistrict and Pacific Subdistrict, as illustrated in Figure 16.24.010-1, Regulating Plan, Subdistricts, and Figure 16.24.050-1, Regulating Plan, Street Types.

Proportional compliance adjustments may be granted by the director to existing development where the value of proposed improvements falls below one of two thresholds. For the purposes of determining compliance, the value of proposed improvements shall be cumulative over the most recent five years, including calculations of all previously exempt remodels, but shall not include life/safety improvements or normal maintenance not requiring a building permit.

a. When the value of the proposed improvements is less than fifteen percent of the value of the assessed market improvement value of the existing structure, or when the permit value of the proposed improvement is less than $20,000.00, the applicant may secure a building permit for the proposed improvements without meeting any of the development standards in the LMC.

b. When the value of the proposed improvements is fifteen percent or greater, but less than seventy-five percent of the value of the existing development, the applicant must meet the development standards of the applicable building or landscape frontage type only. The applicable frontage type standards shall apply to the primary or secondary street-facing side of the block, site or infill block as set out in Table 16.24.050-2, Overview of Streets and Through Connection Types. The designated primary or secondary street-facing edge of the site (or block, or infill block) shall be designed and constructed according to LMC 16.24.070, Building and landscape frontage.

c. When the value of the proposed improvements is seventy-five percent or greater of the assessed market improvement value of the existing structure, or when the permit value of the proposed improvement is $5,000,000.00 or greater, the applicant must meet the development standards of the LMC for the new improvements and the existing building. This $5,000,000.00 limitation shall be increased on an annual basis in an amount equal to the increase in the Engineering News-Record Construction Cost Index from the previous year. Landscaping: The entire site shall meet the applicable development standards. Parking lot reconfiguration and expansion: The entire parking lot shall meet the applicable development standards. External facade modification: The full extent of all the facades shall meet the applicable development standards.

d. Expansion of building footprint: The new square footage associated with the building expansion is required to meet the applicable development standards.

2. Development Standards Flexibility Adjustment. Development standards flexibility adjustments may be granted to any development within the Woodland District, if the director finds that the adjusted development standard will perform as well as the development standard. Eligible development standards and the permitted degree of adjustment is noted in each development standards table.

3. Site Plan Review Committee (SPRC) Adjustment. Any development standards, which are not included in the development standards flexibility adjustment above, or which exceed the permitted degree of flexibility noted in the development standards tables, are eligible for review and approval through the site plan review committee (SPRC), according to LMC 16.24.090, Form-based code review.

D. New and Existing Streets and Through Connections. Development standards of this chapter are intended to establish a complete network of new and existing streets and through connections, which may take the form of local streets, multi-use paths or woonerfs. The location of new and existing streets and through connections and their required intersections are mapped in Figure 16.24.050-1, Regulating Plan, Street Types. Connection types permitted and maximum spacing of new and existing streets and through connections are established in Table 16.24.050-1, Connections and Connection Spacing. The required improvements for each street and through connection, including the sidewalk zones, are specified in Figures 16.24.050-2 through 16.24.050-9. When the property owner or developer is responsible for dedication of land and/or specific constructed improvements it is noted in Figures 16.24.050-2 through 16.24.050-9. Table 16.24.040-2 summarizes the improvements and the responsibility of each party, whether city or property owner/developer.

Summary of Requirements	Eligible Streets
A. Existing Built Streets. Existing streets are required to meet requirements for sidewalk improvements, street lights, street furnishings, and trees, according to Table 16.24.050-1, Table 16.24.050-2 and Figures 16.24.050-2 through 16.24.050-9, street types and sidewalk improvements. Improvements and, where noted in the development standards, dedication of land are the responsibility of the property owner/development applicant.	3rd Avenue SE
	6th Avenue SE
	7th Avenue SE
	Pacific Avenue SE
	Sleater Kinney Road SE
	College Street SE
B. Future Streets and Through Connections. Right-of-way is dedicated by property owner/development applicant. The city constructs the street to city standards as established by Tables 16.24.050-1 and 16.24.050-2 and Figures 16.24.050-2 through 16.24.050-9, street types. An interim bike-pedestrian trail may be required on the dedicated right-of-way, prior to completion of the street improvements. Any interim bike or pedestrian trail shall be designed and constructed in compliance with through connection development standards in Figure 16.24.050-8 and Table 16.24.050-9, and shall meet, at a minimum, the development standards and minimum requirements (set out in Figure 16.24.050-8, Through Connection, Minimum Requirements, and Table 16.24.050-9, Through Block Connection, Minimum Requirements and Optional Components).	Unbuilt 4th Avenue SE
	Unbuilt segment of Golf Club Road SE
	Unbuilt segment of 10th Avenue SE
	All through connections and other streets outside of the Master Plan Subdistrict
C. Master Planned Streets. Master planned streets shall be located and constructed according to an approved master plan that meets the requirements of a connectivity master plan or a detailed master plan, as applicable. The property owner or developer is responsible for all required street or through connection improvements, according to Tables 16.24.050-1 and 16.24.050-2 and Figures 16.24.050-2 through 16.24.050-9, street types and sidewalk improvements.	All other streets and through connections within the Master Plan Subdistrict

1. It shall be the responsibility of the operator and/or the proprietor of any proposed use to provide such evidence and technical data as the director and/or site plan review committee may require to demonstrate that the use or activity is or will be in compliance with the environmental performance standards of Chapter 16.57 LMC.

2. Failure of the director and/or site plan review committee to require such information shall not be construed as relieving the operator and/or the proprietor from compliance with Chapter 16.57 LMC, Environmental Performance Standards.

3. Stormwater management is required and shall comply with the current City of Lacey Stormwater Design Manual and shall be subject to the city’s review and approval, and shall, moreover, comply with Chapter 15.22 LMC pertaining to community facilities.

Section/Description	Urban Neighborhood 1 Woodland Square	Urban Neighborhood 2 Pacific Avenue	Urban Neighborhood 3 Master Plan Area
Stormwater	All projects shall meet the current City of Lacey Stormwater Design Manual. A construction stormwater pollution prevention plan (SWPPP) short form is required for development projects with less than 2,000 square feet of new plus replaced hard surfaces. Development projects with 2,000 square feet or more of new plus replaced hard surfaces require a full SWPPP and the retention of stormwater on site. Development projects with 5,000 square feet or more of new plus replaced hard surfaces also require water quality treatment. Properties that currently discharge or are designed to discharge to regional facilities may continue to do so, provided there is capacity in the existing facility. If a regional facility does not meet current water quality treatment standards then on-site treatment will be required.
Landscaping	Site landscaping shall comply with the requirements of Chapter 16.80 LMC except for frontage landscaping otherwise regulated by this chapter.
Tree Preservation	Tree protection professional report required. A qualified professional forester shall review the site and provide a report analyzing the site for tree protection consistent with the requirements of this chapter. The report shall provide information important to urban forest management and options for consideration when developing preliminary designs. The report shall suggest options for design to best achieve the purposes of the Urban Forest Management Plan and this chapter. The report shall include but shall not be limited to:
	a. An analysis of technical information requested by the review body related to trees and forest practices;
	b. Analysis of what portion of the site is best for designation of the tree tract if required, considering the intent of this chapter, soil type, topography, tree species, health of trees and reasonable project design limitations;
	c. Recommendations for saving of individual tree specimens based upon the intent of this chapter, soil type, topography, tree species, health of trees, and reasonable project design limitations;
	d. A plan for protection of trees to be saved during construction including placement of construction fences, monitoring of construction activity and other measures necessary to ensure adequate tree protection;
	e. Consideration of the location of roads, other infrastructure, and buildings and potential options for alternative locations, if applicable, to best satisfy the purposes of the Urban Forest Management Plan;
	f. A timeline for tree protection activity; and
	g. The final tree protection plan should be prepared on the site grading plan. All tree protection fences, trees to be saved, and trees to be removed should also be shown on the site demolition plan. Necessary save tree pruning and selective thinning within tree tracts shall be detailed and trees marked as such. The tree protection plan and demolition plan should be part of the submittal to the city of Lacey and shall be approved by the tree protection professional. The tree protection plan shall be part of the contractor bid package and a copy of the tree protection plan shall be available to the contractors on site at all times during logging, clearing, and construction. Development standards may be adjusted on a case-by-case basis to protect priority trees: Priority tree types: Trees to be protected must be healthy, wind firm, and appropriate to the site at their mature size, as identified by a qualified professional forester. In designing a development project, the applicant shall protect the following types of trees in designated tract(s) in the following order of priority:
	1. Historical trees. Trees designated as historical trees under LMC 14.32.072.
	2. Specimen trees. Unusual, rare, or high quality trees.
	3. Critical area buffer. Trees located adjacent to critical area buffers.
	4. Significant wildlife habitat. Trees located within or buffering significant wildlife habitat.
	5. Other high quality individual trees or groves of trees.

(Ord. 1539 §73, 2019; Ord. 1499 §2, 2016; Ord. 1496 §63, 2016; Ord. 1487 §3 (part), 2016).

16.24.050 Streets, through connections and connection spacing.

Figure 16.24.050-1. Regulating Plan, Street Types

	Urban Neighborhood 1 Woodland Square	Urban Neighborhood 2 Pacific Avenue	Urban Neighborhood 3 Master Plan Area
BLOCKS AND CONNECTIONS
A. Maximum Block Length	Auto: 450 feet (1) Pedestrian: 330 feet	Auto: 450 feet (3) Pedestrian: 330 feet Properties South of Pacific Avenue: Auto: NA Pedestrian: 100 feet	Auto: 450 feet Pedestrian: 330 feet
B. Maximum Block Perimeter	Auto: 1,800 feet (1) Pedestrian: 1,320 feet	Auto: 1,800 feet (2) Pedestrian: 1,320 feet South of Pacific Avenue, NA	Auto: 1,800 feet (1) Pedestrian: 1,320 feet
C. Additional Through-Block Connections	Required for block faces longer than 450 feet	Required for block faces longer than 450 feet	Required for block faces longer than 450 feet
D. Vehicular Entrances	Driveways permitted except where noted	Driveways permitted except where noted	Driveways permitted except where noted
	Min. 40 feet separation from intersection	Min. 40 feet separation from intersection	Min. 40 feet separation from intersection
	Max. avg. 1 driveway per 100 feet of block frontage	Max. avg. 1 driveway per 100 feet of block frontage	Max. avg. 1 driveway per 100 feet of block frontage
	Maximum width: 24 feet	Maximum width: 24 feet (3)	Maximum width: 24 feet
E. Connection Hierarchy and Primary Frontage	If one of the designated streets or through connections bounding an infill block is a primary street, the primary street frontage of the infill block or lot shall be the primary street. If none of the designated streets or through connections is a primary street, the primary frontage shall be the secondary street. (4)
F. Through Block Connection Types Permitted	F--Through Block Connection	F--Through Block Connection	F--Through Block Connection

(1)Adjustable by five percent.

(2)Adjustable by ten percent.

(3)Adjustable by twenty percent.

(4)Proportional compliance adjustment: for properties south of Pacific Avenue the through connection of the driveway access and drive aisle may be exempt from frontage requirements.

Section/Description	6th Ave	Golf Club	Pacific	College, Sleater Kinney	All Other Streets	Through Block Connection
A. Frontage	Primary	Primary	Primary	Secondary	Secondary	Secondary
B. Type	Collector/ commercial	Collector/ commercial	Arterial	Arterial	Local streets	Local street or path
C. Aesthetic Character/Identity	Mixed-use main street	Urban residential main street	Varies	Woodland District gateways	Varies	Varies
D. Building and Landscape Frontage Types Permitted	Linear Forecourt Low wall and trellis Urban wall or fence	Linear Forecourt Porch-stoop-terrace Low wall and trellis Urban wall or fence	Linear Forecourt Porch-stoop-terrace Landscape building Low wall and trellis Urban wall or fence Landscape setback	Linear Forecourt Porch-stoop-terrace Landscape building Low wall and trellis Urban wall or fence Landscape setback	Linear Forecourt Porch-stoop-terrace Landscape building Low wall and trellis Urban wall or fence Landscape setback	Linear Forecourt Porch-stoop-terrace Landscape building Low wall and trellis Urban wall or fence Landscape setback
E. Role in the Network	District connector	District connector	Regional connector	Regional connector	Bike, pedestrian, local vehicular connectivity	Bike, pedestrian, local vehicular connectivity
F. Design Speed	25 mph	Under 20 mph	25 mph	25 mph	Under 20 mph	Under 20 mph
G. Right-of-Way or Easement Width	81 to 87 feet	60 to 64 feet	90 to 96 feet	Varies	Varies	Varies
H. Location of Build-To Line	At front property line	At front property line	5 feet back from property line	At front property line	At front property line	NA
I. Curb-to-Curb Width	42 feet	36 feet	62 to 68 feet	Varies	Varies	Varies
J. Travel Lanes (number)	2	2	4	4	2	Optional
K. Travel Lane Width	11 feet	10 feet	12 feet	Varies	9.5 feet for local streets 6 to 8 feet for queuing streets	10 feet (maximum)
L. Center Turn Lane Width	14 feet	NA	14 feet	Varies	Varies	NA
M. Parking Lane Width	8 feet	8 feet	NA	NA	NA	8--30 feet (optional; head-in, diagonal, parallel, or combination permitted)
N. Bike Facilities	Shared	Shared	None (Woodland Trail)	NA	NA	Shared street or shared-use path
O. Sidewalk Width	14 to 20 feet	12 to 14 feet	14 feet	Varies	Varies	5 feet (minimum) each side, or 10 feet (minimum) one side, or 10 feet minimum (no travel lane)
P. Planter Strip Width	Varies	Varies	Varies	Varies	Varies	6 feet (minimum)
Q. Planted Median Width	14 feet	NA	14 to 20 feet	NA	NA	NA

FIGURES 16.24.050-2 THROUGH 9, STREET AND THROUGH CONNECTION TYPES

6th Ave
Right-of-Way or Easement Width	81 to 87 feet
Location of Build-to Line	At front property line
Curb-to-Curb Width	42 feet
Travel Lanes (number)	2
Travel Lane Width	11 feet
Center Turn Lane Width	14 feet
Parking Lane Width	8.5 feet
Bike Facilities	Shared
Sidewalk Width	14 to 20 feet
Planter Strip Width	Varies
Planted Median Width	14 feet

Figure 16.24.050-3. 6TH AVENUE SIDEWALK IMPROVEMENTS

Table 16.24.050-4. 6th Avenue Sidewalk Improvements


Frontage Zone	1.5 feet	Concrete sidewalk
Pedestrian Through Zone	6.0 feet	Concrete sidewalk
Street Furnishings Zone	4.0 feet	Concrete sidewalk, street trees, tree grates
Curb Zone	6 inches	Cast-in-place concrete curb and gutter

Golf Club Road
Right-of-Way or Easement Width	60 to 64 feet¹
Location of Build-to Line	At front property line
Curb-to-Curb Width	36 feet
Travel Lanes (number)	2
Travel Lane Width	10 feet
Center Turn Lane Width	NA
Parking Lane Width	8 feet
Bike Facilities	Shared
Sidewalk Width	12 to 14 feet
Planter Strip Width	Varies
Planted Median Width	NA

1Golf Club Road Extension. Between 6th Avenue and 7th Avenue, applicant shall, upon development approval, dedicate land for the right-of-way and construct interim improvements according to through block connections development standards. City is responsible for ultimate improvements according to the Golf Club development standards.

Figure 16.24.050-5. Golf Club Road Sidewalk Improvements

Table 16.24.050-6. Golf Club Road Sidewalk Improvements


Frontage Zone	1.5 feet	Concrete sidewalk
Pedestrian Through Zone	6.0 feet	Concrete sidewalk
Street Furnishings Zone	4.0 feet	Street trees
Curb Zone	6 inches	Cast-in-place concrete curb and gutter

Pacific Avenue
Right-of-Way or Easement Width	90 to 96 feet¹
Location of Build-to Line	5 feet back from property line
Curb-to-Curb Width	62 to 68 feet
Travel Lanes (number)	4
Travel Lane Width	12 feet
Center Turn Lane Width	14 feet
Parking Lane Width	NA
Bike Facilities	None
Sidewalk Width	14 feet
Planter Strip Width	Varies
Planted Median Width	14 to 20 feet¹

1Where right-of-way constraints do not permit a center turn lane, the planted median width requirements do not apply.

Figure 16.24.050-7. Pacific Avenue Sidewalk Improvements

Table 16.24.050-8. Pacific Avenue Sidewalk Improvements


Frontage Zone	5.0 feet	Concrete sidewalk
Pedestrian Through Zone	5.0 feet	Concrete sidewalk
Street Furnishings Zone	4.0 feet	Street trees, ground cover
Curb Zone	6 inches	Cast-in-place concrete curb and gutter

Figure 16.24.050-8. Through Connection, Minimum Requirements

Figure 16.24.050-9. Through Connection, Optional Components

Through Block Connection
	Development Standards, Minimum Requirements	Development Standards, Optional Components
Right-of-Way or Easement Width	22 feet, minimum	Varies
Travel Lanes (number)	NA	2, maximum
Travel Lane Width	NA	10 feet, maximum
Center Turn Lane Width	NA	NA
Parking Lane Width	NA	8 feet, maximum, for parallel parking
Parking Lane Width	NA	30 feet, maximum, for head-in parking
Bike Facilities	Shared	Shared or dedicated
Sidewalk or Path Width	10 feet, minimum	10 feet, minimum
Sidewalk or Path Width	10 feet, minimum	5 feet, minimum, if on each side of a planter strip
Planter Strip Width	6 feet, minimum, each side of sidewalk or path	6 feet, minimum, on each side of sidewalk or path, or
		12 feet, minimum, one side of sidewalk or path, or
		12 feet, minimum, if between sidewalks or paths
Planted Median Width	NA

(Ord. 1539 §74, 2019; Ord. 1496 §64, 2016; Ord. 1487 §3 (part), 2016).

16.24.060 Building, form, siting and site design.

Figure 16.24.060-1. Regulating Plan, Building Heights

	Woodland Square	Pacific Avenue	Master Plan Area
Applicability	Areas bounded by designated street types (6th Avenue, Golf Club Road, Pacific Avenue), secondary streets or through connections shall be designated as an infill block, lot or parcel and subject to the development standards for building form, siting and massing.
Frontage Hierarchy	The primary street facing frontage is the edge of the lot, parcel or infill block adjacent to the primary street, except where no primary street exists, then the primary street facing frontage is defined as the edge adjacent to the secondary street.
	Other edges of a lot, parcel or infill block that abut an other street or a through connection must meet development standards for secondary streets.
	Any edges of a lot, parcel or infill block that do not abut a street type or through connection shall meet development standards for side and rear yards as applicable.
Primary and Secondary Street Facing Frontage	See Building and Landscape Frontage Types for applicable dimensions.	See Building and Landscape Frontage Types for applicable dimensions.	See Building and Landscape Frontage Types for applicable dimensions.
Side Yard Setback	Residential: Min. 20 feet	Residential: Min. 20 feet (1)	Residential: Min. 20 feet
Side Yard Setback	Commercial: Min. 0 feet	Commercial: Min. 0 feet	Commercial: Min. 0 feet
Rear Yard Setback	Residential: Min. 20 feet	Residential: Min. 20 feet (1)	Residential: Min. 20 feet
Rear Yard Setback	Commercial: Min. 0 feet	Commercial: Min. 0 feet	Commercial: Min. 0 feet
Minimum Building or Podium Height	Min. 30 feet	Min. 20 feet	Min. 30 feet
Maximum Podium Height	Max. 55 feet
Tower Step Back at Top of Podium	Min. 10 feet
	Min.15 feet on lots adjacent to Golf Club Road
	On through block connections:10 feet minimum
	Intermediate step back of 15 feet is required at a height of between 0 feet and 20 feet
	For forecourt frontage type: Tower setback shall match forecourt maximum depth where tower abuts the forecourt
	For porch-stoop-terrace frontage type: Tower step back shall match threshold maximum depth
Podium Setback from Build-To Line	Max. 15 feet
	Min. 10 feet	Max. 15 feet
	On 6th Avenue, permitted setback is 0 feet	Min. 10 feet
Tower Location	Tower spacing: Min. 65 feet between towers
Tower Location	See Building and Landscape Frontage Types for additional applicable dimensions.
Maximum Building Height	See Regulating Plan, Building Heights for applicable dimensions.
Maximum Tower Floor Plate	Residential: 12,000 square feet
Maximum Tower Floor Plate	Commercial: 35,000 square feet
Parking Structure	When a parking structure faces a primary street, it shall meet the requirements of one of the permitted frontage types for the height of the podium	When a parking structure faces a primary street, it shall meet the requirements of one of the permitted frontage types for the height of the podium	When a parking structure faces a primary street, it shall meet the requirements of one of the permitted frontage types for the height of the podium
	Front setback, primary street: Same as for frontage type	Front setback, primary street: Same as for frontage type	Front setback, primary street: Same as for frontage type
	When a parking structure faces a secondary street, it shall meet the requirements of one of the permitted building frontage types for the height of the ground floor	When a parking structure faces a secondary street, it shall meet the requirements of one of the permitted building frontage types for the height of the ground floor	When a parking structure faces a secondary street, it shall meet the requirements of one of the permitted building frontage types for the height of the ground floor
	Front setback, secondary street: 10 feet maximum	Front setback, secondary street: 10 feet maximum	Front setback, secondary street: 10 feet maximum
	Setback, side: Min. 20 feet	Setback, side: Min. 20 feet	Setback, side: Min. 20 feet
	Setback, rear: Min. 20 feet	Setback, rear: Min. 20 feet	Setback, rear: Min. 20 feet

1Proportional compliance adjustment: 20 percent.

Height Options for Small Footprint Buildings. New buildings under seven thousand five hundred square feet in footprint area may satisfy the minimum height requirements through one of the options described in Table 16.24.060-2 and Figure 16.24.060-2.

Existing buildings which are eligible for proportional compliance adjustments as described in LMC 16.24.040(C)(1)(b) may satisfy the minimum height requirements through one of the options described in Table 16.24.060-2 and Figure 16.24.060-2.

Figure 16.24.060-2. Height Options for Small Footprint Buildings

Table 16.24.060-2. Height Options for Small Footprint Buildings

	Height Option	Development Standards	Location
	Reverse shed	Provide a front facade wall that is 30 feet tall along the entire length of the building, and slope the roof down toward the rear of the building. The high front edge of the shed roof may extend beyond the front facade, to provide weather protection and/or a covered entry.	Development standards apply to the facade of the new or existing building which faces the primary frontage. “Primary frontage” is defined in Table 16.24-050-1, Section E.
	Equivalent Height Facade Extension	For new buildings: Measure an angle from the centerline of the primary street (or through connection) to a point 30 feet above the maximum permitted setback. The front facade of the building may be as high as any point along the line of the angle between the maximum and minimum setback.
For existing buildings: Measure an angle from the centerline of the primary street (or through connection) to a point 30 feet above the existing building wall. The front facade of the building may be as high as any point along the line of the angle between the existing building facade location and the minimum setback.
	Cupola	Provide a 30-foot-tall portion of the building for a minimum of 25% of the length of the front facade. It shall include the front facade wall and extend a minimum of 10 feet behind the front wall.
	False front	Provide a front facade wall that is 30 feet tall along the entire length of the building.
	Prominent entry	Provide an attached entry that is 30 feet tall, and extends for a minimum of 25% of the length of the front facade, and extends into the front setback.

	Woodland Square	Pacific Avenue	Master Plan Area
SITE DESIGN AND LANDSCAPE
Applicability	Areas bounded by designated street types (6th Avenue, Golf Club Road, Pacific Avenue), secondary streets or through connections shall be designated as an infill block, lot or parcel and subject to the development standards for site design and landscaping.
Surface Parking	Not permitted adjacent to a primary street		Not permitted adjacent to a primary street
	When surface parking is located adjacent to a secondary street, it shall meet the requirements of one of the permitted landscape frontage types	When surface parking is located adjacent to a primary and/or secondary street, it shall meet the requirements of one of the permitted landscape frontage types	When surface parking is located adjacent to a secondary street, it shall meet the requirements of one of the permitted landscape frontage types
	Front setback, secondary street: Min. 10 feet	Front setback, secondary street: Min. 10 feet	Front setback, secondary street: Min. 10 feet
	Setback, side: Min. 10 feet	Setback, side: Min. 10 feet	Setback, side: Min. 10 feet
	Setback, rear: Min. 10 feet	Setback, rear: Min. 10 feet	Setback, rear: Min. 10 feet
Side Yard Setback	Residential: Min. 20 feet	Residential: Min. 20 feet	Residential: Min. 20 feet
Side Yard Setback	Commercial: Min. 0 feet	Commercial: Min. 0 feet	Commercial: Min. 0 feet
Rear Yard Setback	Residential: Min. 20 feet	Residential: Min. 20 feet	Residential: Min. 20 feet
Rear Yard Setback	Commercial: Min. 0 feet	Commercial: Min. 0 feet	Commercial: Min. 0 feet

(Ord. 1487 §3 (part), 2016).

16.24.070 Building and landscape frontage.

A. Overview of Building and Landscape Frontage Types. Refer to the Regulating Plan and the development standards tables to determine which building and landscape frontage types are permitted along each street. Each street-facing build-to line shall comply with the development standards listed under the applicable building and landscape frontage type.

1. Linear Building Frontage. A linear building frontage, as set out in Figure 16.24.070-1, is characterized by a facade that is built up to the build-to line. The building entrance is at sidewalk grade, except where there are ground floor residential uses. Linear building frontages have substantial glazing on the ground floor, and often provide awnings or canopies cantilevered over the sidewalk. Building entries must either provide a canopy or awning and/or be recessed behind the front building facade.

2. Forecourt Building Frontage. A forecourt building frontage, as set out in Figure 16.24.070-2, may be created by recessing a portion of the facade for a portion of the building frontage. The forecourt building frontage should be used in conjunction with the linear building frontage. A forecourt building frontage is suitable for commercial or residential uses. A forecourt building frontage may be suitable for gardens and/or outdoor seating.

3. Porch/Stoop/Terrace Building Frontage. The porch-stoop-terrace building frontage, as set out in Figure 16.24.070-3, is characterized by a facade which is set behind the build-to line and a building entry threshold, such as a porch or terrace, set between the building and the build-to line. The threshold may be elevated above or sunken below grade. The building entry is accessed from this threshold. Landscaping may be provided in the setback area between the building and the sidewalk. A porch-stoop-terrace building frontage is suitable for residential uses and service commercial or office uses.

4. Landscape Building Frontage. A landscape building frontage, as set out in Figure 16.24.070-4, is set back from the build-to line by a wide landscaped strip between the building and the sidewalk. This frontage type is appropriate along streets where the existing streetscape may not be conducive to pedestrian-oriented ground floor retail or residential uses, such as where there is no on-street parking or where streets are very wide. Ground floor entries must still be provided along and connected to the sidewalk.

5. Low Wall and Trellis Landscape Frontage. As set out in Figure 16.24.070-5, build-to lines not occupied by buildings, driveways, or pedestrian paths must be screened with a low masonry or concrete wall and overhanging trellis structure.

6. Urban Wall or Fence Landscape Frontage. As set out in Figure 16.24.070-6, build-to lines not occupied by buildings, driveways, or pedestrian paths must be screened with an open framework wall or fence of either metal, wood, masonry, or a combination.

7. Landscape Setback Frontage. As set out in Figure 16.24.070-7, build-to lines not occupied by buildings, driveways, or pedestrian paths must be set back behind a planted landscape area consisting of trees, shrubs, and groundcover plants.

1. Applicability. The applicable street types or subdistricts are stated at the top of each column. Development on any site adjacent to 6th Avenue, Golf Club Road or Pacific Avenue shall conform to the regulations set out in the relevant column. Development on any site not adjacent to 6th Avenue, Golf Club Road or Pacific Avenue shall conform to the regulations set out in the Urban District, Master Plan District or Pacific Avenue District columns, as applicable.

2. Soil Amendment. All disturbed areas shall be replanted with native and drought-tolerant vegetation and shall meet soil amendment requirements in the current City of Lacey Stormwater Design Manual.

a. “Build-to line” means the line up to which buildings or landscaping must be constructed. The build-to line may not be the same as the front lot line; see Table 16.24.050-2.

a. “Frontage” shall be defined as the linear distance between centerlines of the perpendicular secondary street, other street or through connection, if measuring along a primary street.

b. If on a secondary street, “frontage” shall be defined as the linear distance between centerlines of the perpendicular other street or through connection.

c. All other frontage shall be defined as the linear distance between centerlines of the perpendicular primary street, secondary street, other street or through connection.

d. Where frontage occurs on a curved segment of a street, frontage shall be defined as the linear dimension of the chord.

a. Minimum Building Frontage along Street-Facing Build-to Line. All private and public street- or path-facing build-to lines not occupied by buildings or driveways are required to provide building or landscape frontage between the sidewalk and the remainder of the site.

b. Primary Street Frontage. The primary street frontage shall be defined as the portion of the building facing the street (or the higher order street if on a corner). The front facade of the building shall be built to the primary street frontage build-to line.

c. Secondary Street Frontage. The secondary street frontage shall be defined as the portion of the building facing the lower order street, if on a corner. The front facade of the building shall be built to the secondary street frontage build-to line for a minimum of one hundred feet from the corner or the lot width, whichever is shorter. The building and landscape frontage standards of this section shall apply to the portion of the building that occupies the build-to line for one hundred feet from the corner or the lot width, whichever is shorter.

6. Ground Floor Height Measurement. If a minimum ground floor height is required, with a specific minimum floor to ceiling measurement, the ceiling shall be considered as the bottom of joists, rafters or supporting structure of the roof or floor structural system above; the floor shall be considered as the highest point of any flooring system. The ceiling does not include any non-structural ceiling surface materials such as suspended acoustical tile. Projections such as pendant lighting, exposed mechanical ducting, exposed electrical or communication raceways, or the bottom chord of structural trusses may extend below the ceiling and shall not be included in the floor to ceiling measurement.

Figure 16.24.070-1. Building and Landscaping Frontage Type 1--Linear

Table 16.24.070-1. Building and Landscaping Frontage Type 1--Linear

	Development Standard	Woodland Square	Master Plan Area	6th Ave	Golf Club Rd	Pacific Ave District	Pacific Ave
	Minimum Building or Podium Height	Min. 30 feet	Min. 20 feet
	Maximum Podium Height	Max. 55 feet
	Podium Setback from Build-To Line	Max. 10 feet	Max. 0 feet	Max. 10 feet	Max. 10 feet
	Min. 0 feet	Min. 0 feet	Min. 5 feet	Min. 0 feet
	Tower Step Back at Top of Podium	Min. 10 feet
Min. 15 feet on lots adjacent to Golf Club Road
On through block connections: 10 feet minimum
Intermediate step back of 15 feet is required at a height of between 0 feet and 20 feet
	Tower Height	See Regulating Plan for building heights
	Ground Floor Height	Min. 18 feet
	Ground Floor Depth	Min. 40 feet
	Vegetated Roofs	Vegetated roofs with public access can be counted towards open space and utility screening requirements.
	Separation of Ground Floor Residential Uses	Vertical distance from ground: Min. 18 inches/Max. 3 feet
	Horizontal distance from build-to line: Min. 3 feet/Max. 15 feet
	Weather Protection	Protected area: 50 square feet, min.; 5 feet min. horizontal dimension; 10 foot vertical clearance, min.	No requirement	Protected area: 50 square feet, minimum; 5 feet min. horizontal dimension; 10 foot vertical clearance, minimum
	Primary Entry Doors	Shall face street; 40% transparent min.
	Windows	60% min. Required window areas shall allow views from the building to the street. Reflective, dark, tinted or textured glass is not permitted.

Figure 16.24.070-2. Building and Landscaping Frontage Type 2--Forecourt

Table 16.24.070-2. Building and Landscaping Frontage Type 2--Forecourt

	Development Standard	Woodland Square	Master Plan Area	6th Ave	Golf Club Rd	Pacific District	Pacific Ave
	Minimum Building or Podium Height	Min. 30 feet	Min. 20 feet
	Maximum Podium Height	Max. 55 feet
	Podium Setback from Build-To Line	Max. 10 feet	Max. 0 feet	Max. 10 feet	Max. 10 feet
	Min. 0 feet	Min. 0 feet	Min. 5 feet	Min. 0 feet
	Tower Step Back at Top of Podium	Min. 10 feet or match
Min.15 feet on lots adjacent to Golf Club Road
On through block connections: 10 feet minimum
Intermediate step back of 15 feet is required at a height of between 0 feet and 20 feet
Tower step back shall match forecourt maximum depth where tower abuts the forecourt
	Tower Height	See Regulating Plan for building heights, Figure 16.24.060-1, Regulating Plan, Building Heights
	Ground Floor Height	Min.18 feet
	Ground Floor Depth	Min. 40 feet
	Separation of Ground Floor Residential Uses	Vertical distance from ground: Min. 18 inches/Max. 3 feet
	Horizontal distance from build-to line: Min. 3 feet/Max. 15 feet
	Vegetated Roofs	Vegetated roofs with public access can be counted towards open space and utility screening requirements.
	Ground Cover and Planting	Native and drought-tolerant ground cover plants must fully cover the remainder of the landscaped area between the building and the sidewalk.
	Weather Protection	Protected area: 50 square feet, minimum; 5 feet min. horizontal dimension; 10 foot vertical clearance, minimum	No requirement	Protected area: 50 square feet, minimum; 5 feet min. horizontal dimension; 10 foot vertical clearance, minimum
	Primary Entry Doors	Shall face street; 40% transparent min.
	Windows	60% min. Required window areas shall allow views from the building to the street. Reflective, dark, tinted or textured glass is not permitted.
	Forecourt Depth from Build-to Line	Setback: 10 feet minimum; 30 feet maximum
	Tower setback shall match forecourt maximum depth
	Forecourt Width	Setback: 10 feet minimum; 30 feet maximum
	Forecourt Frontage	The forecourt frontage shall incorporate the linear frontage type for building faces on the primary and secondary street frontages that are not part of the courtyard.
	Fence	No greater than 3 feet in height; min. 20% transparent

Figure 16.24.070-3. Building and Landscaping Frontage Type 3--Porch-Stoop-Terrace

Table 16.24.070-3. Building and Landscaping Frontage Type 3--Porch-Stoop-Terrace

	Development Standard	Woodland Square	Master Plan Area	6th Ave	Golf Club Rd	Pacific District	Pacific Ave
	Minimum Building or Podium Height	Min. 30 feet	Min. 20 feet
	Maximum Podium Height	Max. 55 feet
	Podium Setback from Build-To Line	Max. 15 feet	NA	Max. 15 feet
	Min. 5 feet	Min. 5 feet
	Tower Step Back at Top of Podium	Min. 10 feet
Min. 15 feet on lots adjacent to Golf Club Road
On through block connections: 10 feet minimum
Intermediate step back of 15 feet is required at a height of between 0 feet and 20 feet
Tower step back shall match threshold maximum depth
	Tower Height	See Regulating Plan for Building Heights, Figure 16.24.060-1 Regulating Plan, Building Heights
	Ground Floor Height	Min. 18 feet
	Ground Floor Depth	Min. 40 feet
	Separation of Ground Floor Residential Uses	Vertical distance from ground: Min. 18 inches/Max. 3 feet
	Horizontal distance from build-to line: Min. 3 feet/Max. 15 feet
	Vegetated Roofs	Vegetated roofs with public access can be counted towards open space and utility screening requirements.
	Ground Cover and Planting	Native and drought-tolerant ground cover plants must fully cover the remainder of the landscaped area between the building and the sidewalk.
	Weather Protection	Protected area: 20 square feet, minimum; 5 feet min. horizontal dimension; 10 foot vertical clearance, minimum	No requirement	Protected area: 20 square feet, minimum; 5 feet min. horizontal dimension; 10 foot vertical clearance, minimum
	Primary Entry Doors	Shall face street; 20% transparent min.
	Windows	30% min. Required window areas shall allow views from the building to the street. Reflective, dark, tinted or textured glass is not permitted.
	Threshold Depth	Min. 4 feet
	Threshold Height Above Grade	Max. 5 feet
	Threshold Depth Below Grade	Max. 4 feet
	Threshold Width	Min. 5 feet
	Threshold Area	Max. 150 square feet per building entry
	Fences	No greater than 3 feet in height; min. 20% transparent

Figure 16.24.070-4. Building and Landscaping Frontage Type 4--Landscape Building

Table 16.24.070-4. Building and Landscaping Frontage Type 4--Landscape Building

	Development Standard	Woodland Square	Master Plan Area	Pacific District	Pacific Ave
	Minimum Building or Podium Height	Min. 30 feet	Min. 20 feet
	Maximum Podium Height	Max. 55 feet
	Podium Setback from Build-To Line	Max. 15 feet
Min. 10 feet
	Tower Step Back at Top of Podium	Min. 10 feet
	Min. 15 feet on lots adjacent to Golf Club Road
	On through block connections: 10 feet minimum
	Intermediate step back of 15 feet is required at a height of between 0 feet and 20 feet
	Tower setback shall match threshold maximum depth
	Tower Height	See Regulating Plan for Building Heights, Figure 16.24.060-1 Regulating Plan, Building Heights
	Minimum Building Depth	Min. 40 feet
	Weather Protection	Building entrances shall be either be covered by an awning or canopy or be covered by being recessed behind the front building facade. If an awning or canopy is provided, it must provide a minimum vertical clearance of 8 feet and a maximum clearance of 15 feet. If only a recessed entry is provided, it must be recessed behind the front facade a minimum of 3 feet and a maximum of 5 feet.
	Primary Entry Doors	At least one building entrance shall be directly connected to the primary or secondary street with a walkway measuring a minimum of 5 feet wide. A minimum of 40% of each primary entry shall be transparent.
	Windows	Transparent ground floor windows must be provided along a minimum of 60% of the ground floor, primary and secondary street-facing facade area. Required window areas shall allow views from the building to the street. Reflective, dark, tinted or textured glass is not permitted.
	Service and Utility Equipment	Building service and utility equipment and outdoor storage of garbage and/or recycling is not permitted along a primary or secondary street or within the required setback from build-to line.
	Vegetated Roofs	Vegetated roofs with public access can be counted towards open space and utility screening requirements.
	Ground Cover and Planting	Native and drought-tolerant ground cover plants must fully cover the remainder of the landscaped area between the building and the sidewalk.

Figure 16.24.070-5. Building and Landscaping Frontage Type 5--Low Wall and Trellis

Table 16.24.070-5. Building and Landscaping Frontage Type 5--Low Wall and Trellis

	Development Standard	Woodland Square	Master Plan Area	6th Ave	Golf Club Rd	Pacific District	Pacific Ave
	Frontage	Where specified according to Table 16.24.050-1 (Connections and Connection Spacing) and Table 16.24.050-2 (Overview of Streets and Through Connection Types), surface parking areas shall be screened with a low wall and trellis along the build-to line.
	Setback from Build-to Line	The low wall and trellis shall be set back a minimum of 0 feet and a maximum of 5 feet from the build-to line.
	Column Spacing	The trellis shall have masonry, heavy timber, or steel (or similar metal) supporting columns spaced no more than 30 feet on center.
	Height of Trellis	The underside of the trellis portion of a low wall and trellis shall be a minimum of 8 feet above grade and a maximum of 14 feet above grade. The trellis shall be heavy timber or steel (or a similar material) and shall consist of open structure with no decking or awning material.
	Low Wall	The low wall portion of a low wall and trellis shall be a minimum of 1.5 feet and a maximum of 3 feet and have a minimum depth of 1.5 feet. The low wall shall be vegetated wall, wood, masonry, and/or concrete.
	Low Wall Openings	Openings in the low wall and trellis are allowed for pedestrian pathways, sidewalks, plazas, and driveways.
	Surface Parking Setback	Surface parking shall be set back a minimum of 3 feet from the low wall and trellis.
	Ground Cover and Planting	Any setback area between the sidewalk and the wall shall be planted or paved with stamped concrete, permeable pavers, or masonry pavers.
	The setback between the low wall and surface parking shall be planted with native and drought-tolerant low shrubs, groundcover, and climbing plants. Vegetated LID facilities are allowed in the ground cover and planting area.

Figure 16.24.070-6. Building and Landscaping Frontage Type 6--Urban Fence or Wall

Table 16.24.070-6. Building and Landscaping Frontage Type 6--Urban Fence or Wall

	Development Standard	Woodland Square	Master Plan Area	6th Ave	Golf Club Rd	Pacific District	Pacific Ave
	Frontage	Where specified according to Table 16.24.050-1 (Connections and Connection Spacing) and Table 16.24.050-2 (Overview of Streets and Through Connection Types), surface parking areas shall be screened with an urban fence or wall along the build-to line.
	Setback from Build-to Line	The urban fence or wall shall be set back a maximum of 5 feet from the sidewalk. The area between the urban fence or wall shall be hardscaped with either masonry pavers or stamped concrete.
	Wall or Fence Height	Walls shall be vegetated wall, wood, masonry, and/or concrete; fences shall be made of wrought iron, steel, or a similar material (but not chain-link) and must be dark in color. The fence shall be at least 2 feet high and no more than 3 feet high. Fences may be no more than 50% sight obscuring. The wall shall be at least 2 feet high and no more than 3 feet high above the grade of the sidewalk.
	Tree Spacing	In addition to the required fence or wall, trees and shrubs shall be provided. One large tree is required every 30 linear feet minimum along all public or private street-facing frontages, except where it is necessary to ensure adequate traffic visibility. The shrubs shall be at least as high as the wall or fence, and shall be no more than 6 feet high.
	Wall or Fence Openings	Openings in the urban fence or wall are allowed for pedestrian pathways, sidewalks, plazas, and driveways.
	Surface Parking Setback	The surface parking area shall be set back, at a minimum, an additional 5 feet to provide room for required vegetated LID facilities and/or native and drought-tolerant landscaping.
	Ground Cover and Planting	Native and drought-tolerant ground cover plants must fully cover any remaining landscaped area between the parking area and the urban fence or wall. Vegetated LID facilities are allowed in the ground cover and planting area.

Figure 16.24.070-7. Building and Landscaping Frontage Type 7--Landscape Setback

Table 16.24.070-7. Building and Landscaping Frontage Type 7--Landscape Setback

	Development Standard	Woodland Square	Master Plan Area	Pacific District	Pacific Ave
	Frontage	Where specified according to Table 16.24.050-1 (Connections and Connection Spacing) and Table 16.24.050-2 (Overview of Streets and Through Connection Types), surface parking areas shall be screened with a landscape setback along the build-to line.
	Setback from Build-to Line	Along all public or private street-facing frontages, surface parking shall be set back a minimum of 10 feet behind the build-to line.
	Shrub and Hedge Height	The surface parking area shall be screened with a continuous row of hedges or shrubs immediately adjacent to the parking area, except where there is a driveway. The shrubs shall be a minimum of 3 feet high and must be mostly opaque year round. A 3-foot-high masonry wall may be substituted for the shrubs but the trees and groundcover plants are still required.
	Landscape Area	In addition to the required shrubs, one large tree is required every 30 linear feet minimum along all public or private street-facing frontages. The shrubs/hedge shall be interrupted with a gap of up to 2 to 3 feet wide in order to accommodate trees.
	Walkways	Openings in the setback are allowed for pedestrian pathways, sidewalks, plazas, and driveways.
	Ground Cover and Planting	Native and drought-tolerant ground cover plants must fully cover the remainder of the landscaped area between the parking area and the sidewalk.

(Ord. 1539 §75, 2019; Ord. 1496 §65, 2016; Ord. 1487 §3 (part), 2016).

16.24.080 Design toolbox.

A. Design Introduction. The design toolbox provides information about how to meet the requirements of other sections of the LMC and other mandates (e.g., the City of Lacey Stormwater Design Manual), in ways that are consistent with the vision for the Woodland District and the three subdistricts defined in LMC 16.24.010, and mapped on Figure 16.24.010-1, Regulating Plan, Subdistricts. There are three areas of design that are addressed in the design toolbox section: LIDA treatments, street intersection design and street traffic calming design.

1. Low Impact Development Approaches (LIDA). LIDA design options are described in Table 16.24.080-1. A stormwater management and land-development strategy applied at the scale of the block and the scale of the parcel that emphasizes conservation and use of on-site natural features integrated with engineered, small-scale hydrologic controls to more closely mimic predevelopment hydrologic functions.

2. Street and Through Connection Crossings. Table 16.24.080-2, Street and Through Connection Crossing Approaches, describes the type of intersection designs that are required on specific street intersections, and when they are required to be constructed.

3. Traffic Calming Approaches. Table 16.24.080-3, Traffic Calming Approaches, describes the type of traffic calming designs that are required on specific street intersections, and when they are required to be constructed.

Table 16.24.080-1. Low Impact Development Approaches
Urban Mixed Use. Low-impact development approaches (LIDA) should reflect the character of the place. In the most urban areas of the Woodland District, the function of rainwater detention and stormwater re-infiltration should be intense and highly structured. LIDA techniques consistent with this context include green roofs, rainwater harvesting, infiltration planters, permeable paving, and detention vaults.

Urban Mixed-Use LID Approach	Example	Where Permitted
Urban Mixed Use Type A (Street Furnishing Zone and Sidewalk) Site Applicability: For urban sidewalks where there is on-street parking and street furniture. Applicable LID Facilities: Bioretention with raised edge treatments with native and drought tolerant vegetation and street trees are preferred. Permeable paving is the preferred surfacing for sidewalks where feasible. Design Considerations: Designed to accommodate frequent pedestrian traffic between parked cars and retail or service commercial. Vegetated LID facilities are confined to a portion of the furnishings zone of the sidewalk, and are limited in length.		6th Avenue Golf Club Road Pacific Avenue Other streets Through connections Infill block site area
Urban Mixed Use Type B (Curb Extensions/Bulb Outs and Sidewalk) Site Applicability: For urban sidewalks which include curb extensions, such as at corner curb ramps. Applicable LID Facilities: Bioretention in planters with native and drought tolerant vegetation are preferred. Permeable paving is the preferred surfacing for sidewalks where feasible. Rainwater harvesting to manage roof runoff is encouraged. Vegetated roofs are encouraged for roofs that serve as a gathering space. Design Considerations: Designed to provide pedestrian amenities such as aesthetics, seating, and mobility.		Golf Club Road Pacific Avenue Other streets Through connections Infill block site area
Urban Mixed Use Type C (Courtyards and Forecourts) Site Applicability: For mixed use and residential courtyards and forecourts. Applicable LID Facilities: Bioretention in planters with native and drought tolerant vegetation are preferred. Permeable paving is the preferred surfacing for sidewalks where feasible. Rainwater harvesting to manage roof runoff is encouraged. Vegetated roofs are encouraged for roofs that serve as a gathering space. Design Considerations: Designed to provide pedestrian amenities such as aesthetics, seating, and mobility.		Infill block site area

Urban Residential. In the more residential settings of the Woodland District the function of rainwater detention and stormwater re-infiltration may include LIDA techniques such as green roofs, rainwater harvesting, infiltration planters, flow-through planters, rainwater gardens, and permeable paving.

Urban Residential LID Approach

Example

Where Permitted

Urban Residential Type A (Front Setbacks)

Bioretention or rain gardens with native plants suitable for courtyard or forecourt edges or porch-stoop-terrace frontages. May also be used within the horizontal separation zone required for ground floor residential. Permeable paving is the preferred surfacing for forecourt or porch-stoop-terrace frontages where feasible.

Golf Club Road

Pacific Avenue

Other streets

Through connections

Infill block site area

Urban Residential Type B (Street Furnishing Zone)

For urban sidewalks in residential areas where there is on-street parking and street furniture. Designed to accommodate pedestrian traffic between parked cars and residential entries. Planted area may be used in conjunction with required street trees and informally planted with native and drought tolerant plants. Permeable paving is the preferred surfacing for sidewalks where feasible.

6th Avenue

Golf Club Road

Pacific Avenue

Other streets

Through connections

Infill block site area

Through Connections and Parking Lots. Parking lots, private streets, and multi-use paths should be designed to detain and redirect stormwater runoff. LIDA design includes bioretention in vegetated swales, flow-though planters, and rainwater gardens. Pervious pavement is an effective alternative to conventional curbs, catch basins, sewer pipes, and treatment facilities.

Parking Lot LID Approach

Example

Where Permitted

Parking Lot LID Approach A (Perimeter Landscaping)

Bioretention swales, bioretention planters or rain gardens with native plants wherever a parking lot abuts a street or through connection. Permeable paving is the preferred surfacing for parking lots where feasible.

Pacific Avenue

Other streets

Through connections

Infill block site area

Parking Lot LID Approach B (Internal Landscaping)

Bioretention swales with native plants. May be used in conjunction with required parking lot tree planting. Permeable paving is the preferred surfacing for parking lots where feasible.

Infill block site area

Table 16.24.080-2. Street and Through Connection Crossing Approaches

Table 16.24.080-3. Traffic Calming Approaches

(Ord. 1496 §66, 2016; Ord. 1487 §3 (part), 2016).

16.24.090 Form-based code review.

A. Administration of development review shall be the responsibility of the director of community and economic development. The director shall implement development review concurrent with any related planning review process or building permit application. The review process consists of a presubmission conference followed by an application review by either the director or the site plan review committee (SPRC).

a. The applicant shall attend a presubmission conference with an assigned staff member. The presubmission conference shall be conducted in accordance with Section 1B.020 of the City of Lacey Development Guidelines and Public Works Standards.

b. The site plan, landscaping plan, and building design may be conceptual in form for the presubmission conference.

c. Staff shall provide a written summary of the meeting to the applicant including identification of the relevant approval criteria in LMC 16.24.030 through 16.24.070.

d. The staff summary shall identify the applicable review process, which will be an administrative review by the director of community and economic development or a review by the SPRC.

e. The staff summary shall identify any submittal requirements in LMC 16.24.120 that are not applicable or required.

a. Development applications, which do not exceed the thresholds in subsection B of this section, shall be subject to an administrative review by the director under Chapter 12.28 LMC, Development Standards and Public Works Standards.

b. The director shall conduct this review concurrent with any related planning review process or building permit application.

a. Development applications, which exceed the thresholds in subsection B of this section, shall be subject to a review by the SPRC.

b. The SPRC shall review development applications in accordance with the full administrative review process and timelines outlined in Section 1C.040 of the City of Lacey Development Guidelines and Public Works Standards. The application shall be approved or approved with conditions to conform to the standards, provisions and policies of the city as expressed in its various adopted plans and ordinances. Whenever the SPRC disapproves an application, it shall set forth in writing its findings, which shall specify the particular standards, provisions and policies to which the site plan fails to conform and the reasons why it fails to conform.

c. The site plan review committee (SPRC) shall have the prerogative of refusing to rule on a development application if in the opinion of the SPRC the site plan is sufficiently complex that it should be reviewed by the hearings examiner according to the quasi-judicial process in Section 1C.050 of the City of Lacey Development Guidelines and Public Works Standards. The SPRC shall decide to transfer review authority to the hearings examiner within fourteen days of the determination of completeness, according to Section 1B.070 of the City of Lacey Development Guidelines and Public Works Standards.

B. Review and approval by the SPRC shall be required for any of the following activities:

1. The use of land for the location of any commercial, industrial or public building or activity, and for the location of any building containing more than two dwelling units or lot with more than one residential structure other than a permitted accessory dwelling.

2. A change of land use at an existing site or structure when the new activity requires either a change of occupancy according to the Building Code or is a change of land use according to the Standard Industrial Classification Code and, in the opinion of the community and economic development director, results in an intensification of land use and will require new development conditions to comply with existing regulations. This provision may not apply to malls (buildings with ten or more tenants sharing common parking) where original conditions to establish the mall complex anticipated a range of tenants and existing facilities and where it can be shown existing infrastructure can accommodate the new intensified use.

3. Expansion of an existing commercial, industrial, public or multifamily structure or use. Provided residential duplexes are exempt.

4. A remodel of an existing structure where the remodel is fifteen percent or more of the assessed valuation of existing structures with the permit value of the proposed improvement greater than $20,000.00. The remodel value shall be calculated according to methodology described in Chapter 14.04 LMC adopting the Building Code. The value of existing structures shall be the most recent value assigned by the county assessor. The fifteen percent threshold shall be cumulative over the most recent five years, including calculations of all previously exempt remodels, but shall not include life/safety improvements or normal maintenance not requiring a building permit. Remodels of residential duplex, triplex, and quadraplex shall be exempt from site plan review.

5. Uses and activities within designated environmentally sensitive areas or their buffers pursuant to the requirements of LMC Title 14. (Ord. 1539 §76, 2019; Ord. 1487 §3 (part), 2016).

16.24.100 Appeals.

Any decision of the city of Lacey in the administration of this chapter may be appealed in accordance with Section 1D.010, Appeals, of the City of Lacey Development Guidelines and Public Works Standards. (Ord. 1487 §3 (part), 2016).

16.24.110 Amendment of an approved development application.

A development granted approval by the director, SPRC, hearings examiner or by the city council may be amended. If, in the opinion of the director of community and economic development, the modifications are considered minor, no additional review process shall be required. If the modifications are considered significant by the director of community and economic development, then the site plan shall be modified by the same procedures provided under LMC 16.24.090. (Ord. 1539 §77, 2019; Ord. 1487 §3 (part), 2016).

16.24.120 Submittal requirements.

The development application shall contain the following items:

A. Application Narrative. Four copies required.

1. Project site address;

2. Project description;

3. List of requested adjustments, if any;

4. List of submittals provided;

5. For all multifamily projects or mixed-use projects with multifamily development, provide a description of compliance with crime prevention through environmental design (CPTED) techniques.

B. Plans. Four copies of the set of plans are required. The license stamps of the architect and landscape architect shall be on each appropriate plan page.

1. Vicinity Plan. A vicinity plan is required containing the following information (one inch equals five hundred feet or larger):

a. Site boundaries;

b. Site address;

c. Woodland District Neighborhood designation;

d. Plan showing project location within the Woodland District;

e. Names of adjacent streets with street and through connection designation (Refer to Figure 16.24.050-1 Regulating Plan, Street Types); and

f. Names and descriptions of frontage types required and proposed.

2. Site Plan. A site plan is required containing the following information (one inch equals twenty feet or larger):

a. Site address;

b. Woodland District Neighborhood designation;

c. Names of adjacent streets;

d. Location of adjacent buildings on abutting properties;

e. Site dimensions;

f. Existing grade and finished grade (maximum two-foot contours);

g. Location and dimensions of existing and proposed site circulation for automobiles and pedestrians. Indicate location of site ingress and egress and patterns of on-site automobile circulation with directional arrows. Clearly identify any requested adjustments to development standards (refer to LMC 16.24.050, Streets, through connections and connection spacing);

h. Location and dimensions of existing and proposed structure(s), accessory structures with appropriate setbacks;

i. Location of trees as determined by the Lacey tree protection professional;

j. Location, dimensions, and nature of any proposed easements or dedications; and

k. Location, dimensions, and description of common open space and recreation areas (refer to LMC 16.24.040, General standards required for all development).

3. Landscaping Plan. The landscaping plan shall contain the following information (one inch equals twenty feet or larger):

a. Survey of existing trees; trees to be retained; and trees to be removed;

b. Existing plant material and soil to be retained;

c. Proposed plant material to be placed on site. The type, size, number and spacing on plantings must be illustrated (refer to LMC 16.24.040, General standards required for all development);

d. Surface parking location and design (refer to Chapter 16.72 LMC);

e. Bicycle parking location and design (refer to Chapter 16.72 LMC);

f. Loading and service area location and design (refer to Chapter 16.80 LMC);

g. Screening and buffering: general; perimeter fencing and walls; parking structures; and surface parking lots (refer to Chapter 16.80 LMC);

h. All areas where soils are to be amended (refer to the current City of Lacey Stormwater Design Manual);

i. Locations where plant and soil materials will be stored during construction;

j. Timeline for site preparation and installation of plant materials.

4. Building Form and Massing. Submit complete elevations (one-eighth inch equals one foot or larger) of all proposed construction and related elevations of existing structures (if any) within twenty-five feet of the site. Elevations shall include the following information:

a. Dimensioned elevations of building showing:

(1) Required building setbacks (if any) (refer to LMC 16.24.060, Building, form, siting and site design);

(2) Required ground floor height (refer to LMC 16.24.060, Building, form, siting and site design);

(3) Required weather protection (refer to LMC 16.24.060, Building, form, siting and site design);

(4) Required ground floor transparency (refer to LMC 16.24.060, Building, form, siting and site design);

(5) Required weather protection for required building entrance(s) (refer to LMC 16.24.060, Building, form, siting and site design);

(6) Pedestrian protection--sidewalk (refer to LMC 16.24.060, Building, form, siting and site design);

(7) Minimum, maximum, and proposed podium height (refer to LMC 16.24.060, Building, form, siting and site design); and

(8) Maximum building height and required building stepbacks (if any) (refer to LMC 16.24.060, Building, form, siting and site design);

b. Elevations should show the type and color of exterior materials;

c. Location and elevations of exterior lighting for site and buildings; and

d. Perspective drawings, photographs, color renderings or other graphics which accurately represent the proposed project.

5. Sections. Submit a minimum of two site and building cross section profiles (one-eighth inch equals one foot or larger) with the following information:

a. Scale;

b. Building(s) details;

c. Landscaping against the building when installed;

d. Lighting fixtures and standards; and

e. Signs.

6. Roof Plan. The roof plan shall contain the following information (one inch equals twenty feet or larger):

a. Extent of the project site and location of new and existing buildings;

b. Extent and location of new roof(s);

c. Extent and location of building tower(s) (if any);

d. Dimensions and area of floor plate for proposed building tower(s). If more than one tower, show clear dimensions between towers (refer to LMC 16.24.060, Building, form, siting and site design).

1. The applicant shall certify that the professional services of the appropriate professionals have been utilized in the planning process for development.

2. Appropriate professionals shall include, but not be limited to, the following to provide the elements of the planning process set out in this section:

a. An urban planner with Form-Based Codes Institute certification, or Congress for the New Urbanism accreditation, or holding full membership in the American Institute of Certified Planners, or a professional planner with prior experience representing clients before the site plan review committee, planning commission, or city council;

b. An architect licensed by the state of Washington or holding full membership in the American Institute of Architects;

c. A landscape architect registered by the state of Washington.

3. One of the professional consultants chosen by the applicant from either subsection (C)(2)(a), (C)(2)(b) or (c) of this section shall be designated to be responsible for conferring with the planning staff with respect to the concept and details of the plan.

4. The selection of the professional coordinator of the design team will not limit the owner of the development in consulting with the planning staff. (Ord. 1496 §67, 2016; Ord. 1487 §3 (part), 2016).

16.24.130 Additional information for review.

The SPRC, hearings examiner or city council may require the applicant to submit any additional information or material which it finds is necessary for the proper review and hearing of the application. (Ord. 1487 §3 (part), 2016).