Lacey City Zoning Code

16.59 Village

Center Zone

16.59.010 Intent.

The intent of the Council in enacting this ordinance is to:

A. Provide the opportunity for neo-traditional neighborhood planning to implement principals described in the innovative techniques section of the Comprehensive Plan relating to village centers.

B. Neo-traditional neighborhoods are a desired alternative to conventional, use-segregated developments, such as large lot suburban subdivisions and strip commercial developments.

C. Reduce the excessive sprawl of development and the segregation of land uses that results in almost total dependence upon private vehicles for transportation.

D. Promote creation of places which have pedestrian emphasis, connectivity, mixed use, and centralized public spaces. Emphasize these features and neighborhood concepts of place.

E. Promote developments which will create a strong sense of community identity. (Ord. 1024 §47, 1995).

16.59.020 Definitions.

Unless otherwise stated, the following words shall, for the purpose of this chapter, have the meaning herein indicated. Any word used in this chapter which is not defined herein and which is defined elsewhere in this zoning ordinance or the subdivision ordinance shall, for the purpose of this chapter, have the meaning defined therein.

A. Accessory Dwelling. A year-round housing unit not exceeding eight hundred fifty square feet, with cooking facilities, sanitary facilities, and an independent means of access, either attached to a single-family unit or located on the same lot as a single-family unit.

B. Alley. A public or private way or easement permanently reserved as a means of access to abutting property generally running down the middle of a block of lots, intended for access to the rear of adjacent lots and designed to standards of an “alley” as described in the Lacey Development Guidelines.

C. Bay. A regularly repeated unit on a building elevation defined by columns, pilasters, or other vertical elements, or defined by a given number of windows or openings.

D. Belt Course (also string course or horizontal course). A projecting horizontal band on an exterior wall marking the separation between floors or levels.

E. Blank Wall. An exterior building wall with no openings and generally constructed of a single material, uniform texture, and on a single plane.

F. Boulevard. A major road with a planted median in the center of two lanes, with greenways on both outside edges.

G. Buffer. An area of land, natural vegetation, or a structure used or created for the purpose of insulating or separating a structure or land use from other uses or structures in such manner as to reduce or mitigate adverse impacts of one on the other.

H. Build-up Line. An alignment which dictates an average height to the cornice line or to the roof edge line on a street or space.

I. Building Scale. The relationship between the mass of a building and its surroundings, including the width of street, open space, and mass of surrounding buildings.

J. Column. A vertical pillar or shaft, usually structural.

K. Common Open Space. A parcel, or parcels, of land, an area of water, or a combination of land and water including floodplain and wetland areas (consistent with LMC 14.28.370(B)) within a development site designed and intended for the use and enjoyment of residents of the development and, where designated, the community at large. The area of parking facilities serving the activities in the common open space may be included in the required area computations. Common open space shall not include:

1. The land area of lots allocated for single-family dwellings and duplex dwellings, front yards, side yards, and rear yards, whether or not the dwellings are sold or rented.

2. The land area of lots allocated for apartment and townhouse dwellings, including front yards, side yards, rear yards, interior yards, and off-street parking facilities, whether or not the dwellings are sold or rented.

3. The land area of lots allocated for total commercial use, including front yards, side yards, rear yards, and parking facilities, whether or not the commercial facilities are sold or rented.

4. The land area of lots allocated for semi-public uses, community clubs and community facilities, including open space for playgrounds and athletic fields which are a part of the principal use and may not be open to the general public of the village center; and front yards, side yards, rear yards, and other open space around the buildings; and parking facilities, whether or not the schools and churches are sold or rented.

5. Street rights-of-way, planter strips along streets, driveways, off-street parking, and service areas.

L. Community Green. Open space in the form of a park area or old-fashioned town square that is designed to be a major focus for the village center, usually centralized and surrounded by commercial or high density uses.

M. Context. The character of the buildings, streetscape, and neighborhood which surround a given building or site.

N. Cornice. The top part of an entablature, usually molded and projecting.

O. Cupola. A small roof tower, usually rising from the roof ridge.

P. Curtain Wall. A light, non-structural outer wall of a building in the form of a metal grid with infill panels of glass and other materials.

Q. Design Review. A process where design characteristics of a project are reviewed for consistency with goals of the Comprehensive Plan and this chapter for proper neighborhood, site and building design. In the context of this chapter, design review therefore includes review of neighborhood design for general issues such as layout of uses, connectivity of neighborhood areas, neighborhood focus points, and creation of a sense of place. It also includes review of specific plats for similar issues and more localized and specific issues such as relationship of the plat to adjacent plats in the context of the neighborhood plan (master plan), consistency of plat layout and design to neighborhood themes, specific placement and design of key uses or buildings, and requirements for general building design and characteristics within the plat. Design review also includes specific site and building design details; its facade and roof treatment, building style, orientation to sun and compatibility with plat conditions, etc. Design review requirements by nature of this definition will be implemented over the course of a village center’s three-stage review process, including more general neighborhood design review at the master planning stage, somewhat more specific area review at the plat stage, and a site and building specific design review at the building permit stage. All design review processes shall be implemented concurrently with normal master plan, plat and site plan review and timing requirements.

R. Director. The director of the city community and economic development department or his/her designee.

S. Elevation. An exterior facade of a structure, or its head-on view, or representation drawn with no vanishing point, and used primarily for construction.

T. Environmental Constraints. Features, natural resources, or land characteristics identified in the city’s Environmental Protection and Resource Conservation Plan that are sensitive to improvements and may require conservation measures or the application of creative development techniques to prevent degradation of the environment, or may require limited development, or in certain instances may preclude development.

U. Facade. A building face or wall.

V. Fenestration. Windows and other openings on a building facade.

W. Focal Point. (See Visual Termination).

X. Front Yard Setback. The required distance between a building and the fronting street right-of-way line.

Y. Gable. The triangular wall section at the ends of a pitched or gambrel roof.

Z. Gateway. A principal point of entrance into a district or neighborhood.

AA. Gateway Building. A building located at a gateway and which dramatically marks this entrance or transition through massing, extended height, use of arches or colonnades, or other distinguishing features.

BB. Human Scale. The relationship between the dimensions of a building, structure, street, open space, or streetscape element and the average dimensions of the human body.

CC. Lane. A private street or easement located through the interior of blocks and providing vehicular and service access to the side or rear of properties (also referred to as “alley”).

DD. Linkage. A line of communication or access, such as a pathway, arcade, bridge, lane, etc., linking two areas or neighborhoods which are either distinct or separated by a physical feature (e.g., a railroad line, major arterial) or a natural feature (e.g., a river, stream).

EE. Lintel. A horizontal beam over an opening in a masonry wall, either structural or decorative.

FF. Main Street (Commercial Area). A street containing a mix of uses, including the village center’s greatest concentration of commercial development. This area, together with the community green and elementary school, shall form the focus of the neotraditional neighborhood.

GG. Masonry. Wall building material, such as brick or stone, which is laid up in small units.

HH. Massing. The three-dimensional bulk of a structure: height, width, and depth.

II. Modified Grid Street Pattern. An interconnected system of streets which is primarily a rectilinear grid in pattern; however, modified in street layout and block shape as to avoid a monotonous repetition of the basic street/block grid pattern. Blocks are normally a length of two hundred to five hundred feet.

JJ. Neotraditional Neighborhood. A pedestrian-oriented neighborhood, with variable lot width and sizes, a mix of dwelling unit types, on-street parking, and nonresidential uses generally located along a main street commercial area or fronting on a community green. The size of the neighborhood is approximately a five-minute walk from the core.

KK. Open Space. (See Common Open Space).

LL. Pilaster. A column partially embedded in a wall, usually non-structural.

MM. Pitch. The angle of slope of a roof or berm.

NN. Planter Strip. A planting area located within the public right-of-way, typically located between the curb and the sidewalk, and planted with ground cover and trees.

OO. Portico. An open-sided porch or walkway with a roof attached to a building sheltering an entrance or serving as a semi-enclosed space.

PP. Proportion. The relationship or ratio between two dimensions, e.g., width of street to height of building wall, or width to height of window.

QQ. Public Viewshed. That which is reasonably visible, under average conditions, to the average observer located on any public land or right-of-way, or on any common open space or semi-public open space which is normally accessible to the general public.

RR. Quoins. Corner treatment for exterior walls, either in masonry or frame buildings.

SS. Residential Density. The number of dwelling units in relation to the total land area proposed to be used for residential purposes, not including wetlands. This can also apply to the specific lot on which a building(s) is sited. It can be measured in dwelling units per acre (DU/A) or in floor area ratios (FAR).

TT. Rhythm. The effect obtained through repetition of architectural elements such as building footprints, height, roof lines, or side yard setbacks; of streetscape elements, such as decorative lamp posts; or of natural elements, such as street trees.

UU. Rhythm of Solids to Voids. The relationship between the solid portions of a building facade and the voids formed by doors, windows, other openings and recesses. May also refer to the relationship between building mass (solids) and side yard setbacks (voids) along a street.

VV. Roof Type. Roof types referred to are mansard, hip, flat, gambrel, gable, shed.

WW. Semi-Public Recreation Area. (See Recreation Area).

XX. Public Sidewalk. A paved path provided for pedestrian use and usually located at the side of a road within a right-of-way. In residential areas it is separated from the street by a planter strip.

YY. Street Furniture. Functional elements of the streetscape, including but not limited to benches, trash receptacles, planters, telephone booths, kiosks, sign posts, street lights, bollards, and removable enclosures.

ZZ. Streetscape. The built and planted elements of a street which define its character.

AAA. String Course. (See Belt Course).

BBB. Texture. A surface finish.

CCC. Townhouse. A one-family dwelling unit which is part of a group of two or more such units separated by a common party wall having no doors, windows or other provisions for human passage or visibility. Each one-dwelling unit shall be attached by not more than two party walls.

DDD. Vested. A legal status given an application providing that the application will be processed and acted upon under the rules and regulations existing at the time such status is granted.

EEE. Viewshed. (See Public Viewshed).

FFF. Visual Preference Survey (VPS). A process by which communities have participated in evaluating the existing environment and in developing a common vision for the future.

GGG. Visual Termination. A point, surface, building, or structure terminating a vista or view, often at the end of a straight street or coinciding with a bend. (Ord. 1539 §99, 2019; Ord. 1496 §90, 2016; Ord. 1024 §47, 1995).

16.59.030 Review Process.

A. Review and Approval. The review and approval of a village center shall consist of 4 steps:

1. Presubmission conference;

2. Adoption of a binding master plan for the site;

3. Approval of necessary land divisions;

4. Site plan review for multi-family and commercial uses.

In addition, each step, with the exception of the presubmission conference, has specific design review requirements. Design review shall take place concurrently with the above steps and according to the procedures and requirements of Chapter 14.23 LMC and this chapter.

B. Basis for Consideration. Consideration for approval, conditioning or disapproval of a village center shall be based on and interpreted in light of the conformance of the development with the intent and requirements of this ordinance, and the comprehensive land use plan goals and policies.

These standards and requirements are minimums only. The city may require more stringent standards, based on the specific and unique nature of the site and the surrounding areas, in order to protect the health, safety, and welfare of the citizens of the city and to further the purposes and intent of this ordinance and the comprehensive land use plan.

C. Multiple Ownerships. Where a village center includes multiple ownerships, the city shall help facilitate a cooperative working relationship between owners to help achieve the goals of the village center to develop a focused, harmonious, and coordinated neighborhood. It shall be a requirement for the first owner initiating a development within the village center to attempt to coordinate the master planning of the whole village center with other owners. This responsibility requires only formal contact and an offer to meet and discuss financial needs in preparing the master plan and desired master plan concepts. Ideally, all owners would meet and agree on shared financial responsibilities and consultants to prepare the master plan.

The city shall notify all owners in the village center designation when any application or pre-application submittal is received to help facilitate coordination and ensure everyone is notified of village center planning activities.

In addition, once an application of pre-application has been made, the city shall hold a planning process meeting and notify and invite all landowners within the village center designation. At the meeting, the city will explain the process and expectations so all owners have opportunity to plan participation and coordination.

1. Purpose. The binding master plan shall consist of maps, graphics, and text which specify major developments and design features, and services for the entire site, including a schedule indicating phasing of development.

2. The director shall review design requirements of the master plan to lay a foundation for design expectations in development of the village center. The director shall be satisfied that goals and policies of the Comprehensive Plan will be met and that design elements of the master plan provide adequate guidance to accomplish more detailed design review and analysis during review of subsequent subdivisions and individual site plan reviews of individual building projects. The director review shall occur prior to the hearings examiner hearing and shall accompany other application material through the hearings examiner review process and shall be subject to the hearings examiner review and public comment.

3. Hearings Examiner Review. The binding master plan shall be reviewed by the hearings examiner and a recommendation submitted to the city council for final action.

The hearings examiner shall not approve a binding master plan unless the examiner has conducted a public hearing and has determined that said plan is consistent with the Comprehensive Plan and the provisions of this chapter. The hearings examiner may establish terms and conditions of approval and require the provision and further public review of additional information and analysis in order to ensure such compliance. In addition, the hearings examiner may make changes to the proposed master plan on the basis of information presented in the course of the master plan review, as long as the changes are consistent with the Comprehensive Plan.

4. City Council Consideration. The hearings examiner recommendations shall come to the city council for consideration in open public meeting no sooner than ten nor longer than twenty working days from the date of decision constituting a recommendation was rendered. The city council shall consider the matter based upon the written record before the hearings examiner and the examiner’s decision.

5. City Council Action. The city council may accept, modify or reject the hearings examiner’s decision or any findings or conclusions therein. A decision by the city council to modify or reject shall be supported by findings and conclusions.

The action of the city council in approving or rejecting a decision of the examiner shall be final and conclusive unless a Land Use Petition is timely filed with the Thurston County Superior Court for the purpose of review of the action taken.

6. Amending Zoning and Zoning Maps. Upon approval of the proposal by city council, the director shall have the zoning for the property changed to reflect the master plan and adopted configuration of land use designations.

E. Application. Form and Contents of Application for Binding Master Plan Approval. The applicant shall submit the master plan and supplementary data including an environmental analysis as required under the State Environmental Policy Act and local environmental policy ordinance requirements. The director shall inform the applicant within twenty-eight days of receipt of the application of any deficiencies found in the master plan application. If no deficiencies are found, the application shall be considered vested. Accuracy of all data submitted on or with a master plan shall be the responsibility of the applicant.

An application for master plan approval with submittal requirements shall be developed by the director and shall include such items as the director considers necessary to properly evaluate a master plan’s consistency with this chapter. The application shall include, but not be limited to, requirements for text material, maps and design vocabulary.

F. Approval of Specific Land Division Proposals. Subdivisions, when consistent with the provisions of the binding master plan, may be recommended for approval by the hearings examiner and sent to council for consideration. These actions may be taken concurrent with or subsequent to approval of the master plan and are expected to accompany development of the site in phases. Review of such actions shall be subject to subdivision regulations which would be applicable to such an action regardless of its inclusion within a village center. In addition, subdivisions in a village center shall be subject to design review considerations by the director. The director shall review each subdivision to ensure it is consistent with and implements the design themes and design guidelines established under binding master plan approval. The recommendations shall accompany the plat application materials throughout the normal hearings examiner review process of preliminary plats and will be subject to hearings examiner review and public comment and council’s normal subdivision review process.

G. Approval of Specific Building Projects. All buildings within the village center are subject to design review and shall be reviewed through the normal design review process of Chapter 14.23 LMC. During design review of both single family structures and multifamily and nonresidential buildings, design review shall consider consistency with the master plan and plat design review conditions. Review shall focus on more specific details of individual buildings and sites under review, consistency with neighborhood design principals and concepts, and how the use or structure is integrated with and contributes to, the quality and function of the neighborhood as reflected in the master plan.

1. Building permits and other permits required for the construction or development of property under the provisions of this chapter shall be issued only when the work to be performed meets the requirements of the master plan, applicable plat, and site plan review.

2. Minor Administrative Alterations. Once a preliminary plat or other development permit reviewed by the hearings examiner has been approved, it shall not be altered unless approved by both the director and the public works department upon a determination that the alteration is not substantial enough to constitute a change to the binding master plan.

3. Parties Bound. Once the master plan is approved, all persons and parties, their successors, heirs or assigns, who own, have or will have by virtue of purchase, inheritance, assignment or otherwise, any interest in the real property within the proposed village center, shall be bound by the terms and conditions of approval of the binding master plan and the provisions of this chapter.

I. Modifications. The city may permit the modification of the provisions of this ordinance, including but not limited to provisions relating to the percentage of types of dwelling units and the amount of commercial development, in order to encourage village centers and more fully satisfy the intent of the comprehensive land use plan. Any modification of the requirements of this ordinance shall be subject to the following standards:

1. The design and improvement of the village center shall be in harmony with the purpose and intent of this ordinance and the comprehensive land use plan.

2. The design and improvement of the village center shall generally enhance the development plan, or in any case not have an adverse impact on its physical, visual, or spatial characteristics.

3. The design and improvement of the village center shall generally enhance the streetscape and neighborhood, or in any case not have an adverse impact on the streetscape and neighborhood.

4. The modification shall not result in configurations of lots or street systems which shall be impractical or detract from the appearance or functionality of the proposed village center.

5. The proposed modification shall not result in any danger to the public health, safety, or welfare by making access to the dwellings by emergency vehicles significantly more difficult, by depriving adjoining properties of adequate light and air, or by violating the other purposes for which zoning ordinances are to be enacted.

6. Design review and other methods shall be used to ensure compliance with the design standards and guidelines of this ordinance.

7. The minimum lot size of any lot to be created shall not be reduced less than the requirements of this ordinance.

8. The landowner shall demonstrate that the proposed modification will allow for equal or better results and represents the minimum modification necessary.

9. The modifications shall not detract from the ability of residents to walk in or through the village center and their access to public transportation.

If the city determines that the landowner has met these standards, it may grant a modification of the requirements of this ordinance as part of the normal review process. In granting modifications, the city may impose such conditions as will, in its judgment, secure the objectives and purposes of this ordinance. (Ord. 1035 §§23-24, 1996; Ord. 1024 §47, 1995).

16.59.040 Basis for Design Standards.

A. The development standards and guidelines contained in this ordinance are in part derived from national and local Visual Preference Surveys and shall be used by the applicant in preparing a master plan, plat or site plan and by the city in reviewing the same. In the exercise of its powers of review, the city may approve, deny, conditionally approve, or request modifications to a master plan, plat or site plan that is deemed to be inconsistent with the standards and guidelines or the purposes of this ordinance.

B. This ordinance contains both development standards, which are normative and set forth specific requirements, and development guidelines, which define a framework and are only indicative. However, both standards and guidelines shall be interpreted with flexibility. The city shall view such standards and guidelines as tools, since exceptional situations, requiring unique interpretations, can be expected. When applying such standards and guidelines, the city shall carefully weigh the specific circumstances surrounding each application, and strive for development solutions that best promote the spirit, intent, and purposes of this ordinance.

C. The development standards and guidelines contained in this ordinance shall be used as the city’s minimum requirements for evaluating village centers. However, such standards and guidelines are not intended to restrict creativity, and an applicant may request a modification or exception from any development standard or guideline. Modifications to the design guidelines and standards contained in this ordinance shall be approved by the city in accordance with LMC 16.59.030(9).

D. The development standards and guidelines contained in this ordinance are both written and illustrated. Every effort has been taken to assure that illustration and text are complementary. However, in the event of inconsistencies between the two, the text shall be interpreted in conjunction with the overall intent and character established by all of the illustrations contained herein. (Ord. 1024 §47, 1995).

16.59.050 Permitted uses.

The following uses are permitted in a village center, subject to all the applicable development standards and requirements.

A. The following residential uses:

1. Single-family detached dwellings

2. Duplex dwellings

3. Townhouse dwellings

4. Apartment dwellings

5. Accessory dwellings

6. Residential uses for persons with special needs.

B. Public and semi-public uses, including parks and playgrounds and structures typically constructed as part of this type of facility.

C. Community clubs.

D. Community facilities.

E. Day care centers.

F. Elderly day care center/congregate care and nursing homes. Such units should not be counted against the multifamily/single family mix.

G. Churches.

H. Golf courses.

I. Agricultural uses.

J. Public and semi-public recreational uses.

K. Equestrian uses, by conditional use permit.

L. Cemeteries.

M. Bed and breakfast establishments.

N. Accessory Uses. The following accessory uses are permitted in a village center, subject to all the applicable development standards and requirements:

1. Normal residential accessory uses.

2. Home occupations meeting requirements of Chapter 16.69 LMC, providing the following additional conditions apply:

a. In addition to the family occupying the dwelling containing the home occupation, there shall not be more than one outside employee in the home office unless a conditional use permit is obtained pursuant to requirements of Chapter 16.69 LMC.

b. The employee and clients may park in on-street curbside parking spaces. Parking occurring on the lot containing the home occupation shall be limited.

O. Permitted Uses in Both Community Commercial or Neighborhood Commercial Components. Answering service

Antique store

Bakery

Banks and other financial services

Bar and cocktail lounge (c)

Barber shop

Beauty salon

Book store

Business and professional offices

Business support services

Cafes

Cafeteria

Camera store

Clothing store

Coffee shop

Colleges and trade schools

Confection stores

Cultural facilities

Day care

Deli

Drugstore

Dry cleaner

Fabric and dry goods store

Florist

Food and liquor store

Gallery

Gas station (c)

Gift store

Graphic arts and printing services

Grocery and produce

Hardware store and garden supply

Health club, gym

Home furnishings

Instruction studio

Jewelry

Laundromat

Light manufacturing (c)**

Meat and fish shops

Medical offices

Music and dance studios

Novelty

Nursery and garden supply

Office supplies

Personal services

Pet store

Photo shops

Post office

Pre-existing residences

Professional offices

Radio, TV, music store

Residential*

Restaurant (except drive-thru facilities not permitted in Neighborhood Commercial)

Schools--commercial

Shoe and shoe repair stores

Small appliance and electronic equipment repair

Soda fountain

Specialty food

Sporting goods

Supermarket

Stationery store

Tailor

Telecommuting services

Testing laboratories and facilities (c)

Theater, over fifty seats (c)

Toy store

Travel and other agencies

Variety store

Veterinarian

Video rental

cConditional uses, subject to special review and approval, provided no conditional use is required where such use is identified for the site in the master plan.

*Apartments may be permitted above retail. Such units shall not count against calculations of a required multifamily/single family mix.

**Light manufacturing uses may be permitted only if administrative offices address the street and the use is consistent with character of area, and provided further the square footage shall be less than twenty thousand square feet.

***Uses similar to uses listed above may be approved by the site plan review committee upon finding such use is consistent with the intent of this chapter and in the best interest of the village center residents.

(Ord. 1539 §99, 2019; Ord. 1513 §2, 2017; Ord. 1024 §47, 1995).

16.59.060 Village center design.

A. Minimum Area. A minimum of sixty contiguous acres of land shall be required for a village center.

1. Opportunities and Constraints Analysis. At the beginning of the design process an assessment should be completed evaluating special opportunities and constraints associated with the property designated as a village center. Such things as wetlands, water bodies, steep slopes, tree resources, unique physical features, historical perspective, surrounding developments, solar access, and other issues should be considered in evaluating potential neighborhood development.

a. Each village shall be designed to create a unique identity and sense of place. This should be based upon a combination of natural features, surrounding circumstances, and special design. Natural features, particularly sensitive areas, should be emphasized to capitalize on the natural resource and build a special village identity.

b. Consideration should be given to the village’s relationship to the surrounding community: how it fits in, the function it provides in the larger community, and special relationships to surrounding land uses.

c. Special design and architectural themes should be used to create or support the village’s unique identity.

3. Neighborhood Focal Points. Each village shall have key focal points which serve as the “heart” of the village, such as a grade school, central park, commercial area, or prominent open space with sensitive areas, or a combination of such features. The focus points should strengthen the village’s identity and promote a sense of place.

a. Street Layout. The street layout shall be a modified grid pattern, friendly to pedestrians with connectivity as a major emphasis. See LMC 16.59.070 for street and pedestrian requirements.

(1) Block Size. Unless topographic conditions make it impractical, the street shall be designed to create blocks that are generally rectangular in shape, a modified rectangular shape, or another distinct geometric shape.

Irregular shaped blocks are generally discouraged, except where topographic or architectural/design considerations make it desirable.

Blocks should be designed to range between two hundred to five hundred feet. Lanes shall be permitted to bisect blocks. General orientation of lots and blocks shall consider solar access and design requirements.

(2) Variation of Lot Width and Area. Lot areas and lot widths may vary at random in order to eliminate the appearance of a standardized subdivision.

c. The modified grid pattern and lots should be laid out in consideration of solar access if possible given other competing interests and issues.

d. Connectivity is a primary emphasis. Key gathering areas and focal points of the neighborhood shall be tied together by pedestrian and bike lanes as well as streets.

e. Transit services shall be strategically located and designed to support village center activities.

5. Architectural Considerations. The village should be physically united by common design features. Themes should be built upon the village focus point, identity and sense of place. The master plan should set the framework through an adopted design vocabulary, giving guidance for plats and site plan review of individual projects. This shall not preclude the possibility of multiple themes or architectural styles within distinct segments or portions of the village as long as all themes utilize community focal points and are consistent with neighborhood continuity requirements.

a. Not less than fifteen percent of a village center shall be allocated to and shall remain in common open space in perpetuity. Additionally, not less than fifty percent of the required open space must be usable for active recreation purposes. Wetlands, priority habitat sites or other environmentally sensitive areas and resources may only count for up to fifty percent of the common open space requirement.

Common open space shall be deed restricted to prohibit future subdivision or development, except for agricultural or recreational uses which may be permitted with the approval of the city. Common open space shall be used for social, recreational, and/or natural environment preservation purposes. The uses authorized must be appropriate to the character of the common open space, including its topography, size, and vegetation; as well as to the character of the development, including its size and density, the characteristics of the expected population, and the number and type of dwellings to be provided.

b. In most situations, each village center should be designed to have one primary open space which shall be referred to as the community green. Refer to Table 16T-27. The community green shall have a minimum area of twenty thousand square feet and the size, shape, and design of the community green should provide adequate space for concerts, outdoor exhibits, and community gatherings based on the number of residents expected in the development. Permeable paving and vegetated LID facilities are encouraged in the community green.

The community green is normally surrounded by a concentration of high density development which may include commercial, residential, and public and semi-public uses, community clubs, and community facilities. If the development includes a main street commercial area, the community green shall either front upon a main street, main street shall terminate at the community green, or main street and the community green shall otherwise be incorporated into a combined community focus for the development. Nothing herein shall preclude a large tract from containing two or more separate phases with two or more separate community greens.

c. The community green should normally be centrally located and should normally be within comfortable walking distance of the majority of dwelling units in the development. This is usually within a one thousand five hundred foot radius from the outermost boundary of the community green main street commercial area. See also neighborhood design in subsection (B)(10)(a) of this section, dispersion of densities and mix of uses.

d. To the greatest extent possible, common open space shall be adjacent to environmentally sensitive areas that can enhance open space options and opportunities, such as wetlands, priority habitats, and other such critical areas as may be determined by the city.

e. Recreational facilities shall be required to serve the anticipated needs of the residents of the development, taking into account the anticipated characteristics and demographic profile of the development’s population, the recreational facilities available in neighboring developments, and the relevant provisions regarding recreational facilities contained in the Comprehensive Plan.

f. The construction schedule of the development shall coordinate the improvement of the common open space with the construction of residential dwellings. At no time in the development of various phases of the village center may the total area of common open space in the developed phases be less than required to serve the developed portion.

a. Residential Density. The maximum allowable number of units and corresponding non-residential uses shall be determined by a development analysis considering land characteristics, neighborhood characteristics and market variables. Emphasis shall be placed upon achieving density necessary to promote transit along major transportation corridors according to the Transportation Plan; currently thought to be a minimum of seven units per acre. To the extent possible, the highest reasonable density should be allowed in development of the village center. Transfer of development rights, if available, and other bonuses should be employed when possible.

A village center is required to develop with density ranges of three to twenty-plus DU per acre.

A twenty-five percent increase in the number of units above the normal zoning designations may be allowed; provided, that a minimum of thirty percent of the total bonus units are set aside for households of moderate to low income. To the extent possible, these units should be slated for ownership with the conditional provision of subsequent sales limited to cost of living increment assigned and improvement equity according to the city’s affordable housing policies as may be adopted or are hereafter amended.

b. Commercial Density and Timing. The commercial density of a village center shall be appropriate to provide commercial service to the village center and adjacent neighborhood consistent with a neo-traditional concept.

Anticipating that the commercial portion of the village center may not be economical until the residential portion is constructed, timing of the commercial portion shall be left to the discretion of the applicant(s), provided designated property for commercial use according to the binding master plan shall be reserved for such use.

a. A range of residential dwelling types shall be provided in the village center. The number of single family attached and detached structures, including townhouses, shall generally range from a minimum of sixty-five percent to a maximum of ninety percent. Of the remaining number of dwellings other than single family dwellings, no more than seventy-five percent should be the same type of dwelling unit (e.g., duplexes or apartments) provided the city may approve any ratio and mixture of housing if it believes such will be consistent with the intent of the neo-traditional concept and such mixture or ratio will provide a market situation necessary or desirable for the betterment of the community.

b. Single family residences can offer a range of lot sizes and densities from larger homes with larger lots to smaller compact homes utilizing zero-lot line concepts with most of the advantages of single family homes, but at densities that are high enough to support nearby retail and transit services.

c. Duplexes are two units attached at their sides. They achieve higher densities while providing single family-style rental opportunities. With few side yards, duplexes can create a formal sense of enclosure for streets and parks. Duplexes are encouraged close to the neighborhood’s center but may be allowed in any zone within the village.

d. Townhouses are attached at their sides with private front and rear yards. They lend themselves to private ownership, while achieving high densities. With few side yards, townhouses can create a formal sense of enclosure for streets and parks. Townhouses are encouraged in close proximity to the neighborhood’s center but may be permitted in any zone in the village.

e. Apartments and condominiums will provide affordable rental housing or apartment-style ownership potential in close proximity to retail, transit and public amenities. Buildings should address the street in a traditional way with entry porches, porticos and bays. A pedestrian connection is required to ensure a direct walking route to retail shops. Apartments and condominiums are permitted in all zones within the village with the exception of designated low density areas.

9. Commercial Functions. Commercial uses help to form the core of the village. Office uses should be located where employees will have good access by car and can walk to the core area for shopping, restaurants, local services and recreational amenities.

The office area can provide employment opportunities within the neighborhood and balance jobs and housing in the area. The commercial and office uses should be designed to accommodate both pedestrians and automobiles, with emphasis given to the pedestrian element and, in particular, pedestrians within the village.

Village centers with a community commercial element may have more of an automobile orientation than those with a neighborhood commercial designation. However, both designations shall be designed with the major emphasis of providing a comfortable, convenient and attractive shopping experience for local pedestrians.

a. Residential Density. Residential density shall generally decrease from the community green and/or center-core towards the periphery of the village center. However, a mix of dwelling unit types should be distributed throughout the development.

Smaller lots and higher density dwellings are generally located closer to the community green and main street commercial area. Different dwelling units may be mixed in any distribution within any single block, if desired.

A majority of the dwelling units should generally be located within a one thousand five hundred foot radius of the outermost boundary of the community green, and main street or core commercial area. Refer to Table 16T-28. In implementation of this general standard, consideration shall be given to the circumstances of the village, both internal and external. The ultimate design should be consistent with local conditions, purposes and functions of the village. A general radius greater or lesser than one thousand five hundred feet may therefore be appropriate.

b. Commercial Location and Dispersion. Commercial components shall front on the interior streets of the village. Commercial uses can be mixed and integrated with dwelling units and public and semi-public uses, community clubs, and community facilities within the designated commercial area. The greatest concentration of commercial development should be located around a community green and/or within a main street commercial area.

If the development includes a main street commercial area the community green shall either front upon main street, the main street shall be readily accessible to the community green, or the main street and the community green shall be otherwise incorporated into a combined community focus for the development. Individual commercial uses may also be located in corner stores. Refer to Tables 16T-29 and 30.

(1) The size, commercial use and densities of the village center designation warrant and require dedication of a grade school site. The exact location, size and arrangement of equity among multiple property owners shall be worked out with the North Thurston School District. This area shall count towards meeting identified impacts on school services. The design of the school shall be consistent and compatible with the general neighborhood themes and shall be acceptable to both the school district and the city.

(2) Each village center shall contain a community meeting facility for neighborhood recreation and meeting purposes. The facility shall be appropriately sized to meet the needs of the village center population. The building shall be dedicated to the homeowners association(s) or the city of Lacey at the city’s option or other appropriate entity responsible for operation, maintenance and management.

(3) Adequate area should be designed and reserved as sites for semi-public uses such as community clubs, churches, day care and other institutional uses.

(4) Sites for semi-public uses may be located around the community green or within a main street commercial area and will generally occupy prominent or distinctive sites and act as sign posts for the community.

(5) Semi-public and public uses should normally occupy prominent or distinctive buildings; buildings that employ additional mass and height, civic architectural design, or other distinguishing features.

a. Buildings located at gateways entering the village center, the community green or main street commercial center shall mark the transition into such areas in a distinct fashion using massing, additional height, contrasting materials, and/or architectural embellishments to obtain this effect.

b. Focal points, or points of visual termination, shall generally be occupied by more prominent, monumental buildings and structures that employ enhanced height, massing, distinctive architectural treatments, or other distinguishing features. Refer to Table 16T-31.

Buildings on corner lots shall be considered significant structures, since they have at least two front facades visibly exposed to the street. If deemed appropriate by the city, such buildings may be designed with additional height and architectural embellishments, such as corner towers, to emphasize their location. Refer to Table 16T-32.

a. Buildings shall be considered in terms of their relationship to the height and massing of adjacent buildings, as well as in relation to the human scale.

b. Buildings shall generally relate in scale and design features to the surrounding buildings, showing respect for the local context. As a general rule, buildings shall reflect a continuity of treatment obtained by maintaining the building scale or by subtly graduating changes:

(1) by maintaining front yard setbacks;

(2) by maintaining base courses;

(3) building materials;

(4) and colors used in surrounding buildings.

c. Architectural treatment such as the following provide neighborhood continuity as well:

(1) front yard porches;

(2) window and door fenestration;

(3) roof breaks;

(4) entryways;

(5) building proportion and modulation;

(6) eave and cornice similarity.

d. Walls and fences shall be architecturally compatible with the style, materials, and colors of the principal building on the same lot. Stone walls or brick walls with a stone or cast stone cap, wood fences, decorative metal, or cast iron fences, masonry or stucco walls, and stone piers shall be encouraged. Solid wooden fences are permitted in rear and side yards only. Highway-style guard rail, stockade, or contemporary security fencing such as barbed wire or razor wire is prohibited.

e. Similar landscaping themes shall be utilized to provide neighborhood continuity within a neighborhood or commercial area. This can be achieved by utilizing similar plant materials, planter boxes, hanging baskets, planter strips, etc.

f. Within residential neighborhoods, secondary residential uses should be designed to blend in with the existing neighborhood, i.e., height, character, scale, setbacks. Considerations should be made in regards to privacy for the secondary structure and adjacent units. Entrances to the secondary unit from the primary street should be clear.

a. Principles and guidelines of the city’s solar ordinance should be considered and balanced in developing a site design layout to provide for passive solar opportunities.

b. For those lots that are developed in forested areas, the city’s tree protection professional shall provide a recommendation for consideration during the normal review process. The tree protection professional may suggest tree replacement options of deciduous trees which will provide shade during the summer and allow sunlight during the winter.

2. Residential Expectations. (See Tables 16T-33, 34, 35, 36.)

(1) Detached Single Family. Single family lots for detached homes may be as small as three thousand square feet. This use may be allowed within every zone in the village. Accessory units shall be permitted.

(2) Duplexes. Duplex lots may be as small as four thousand square feet.

(3) Townhouses. Townhouse lots should generally be between one thousand five hundred and three thousand square feet. Accessory units shall be permitted and shall be either located above the garage or integral to the building, provided all setbacks and height limits are met.

(4) Apartments and Condominiums. Apartments and condominiums will generally be built on lots of ten thousand square feet or more. However, a smaller lot size may be approved if it can be shown that such a lot size is appropriate to the scale of surrounding uses and intended building project. Apartments and condominiums may be built at a density of up to twenty dwelling units per acre with increases for incentives or bonus such as TDR or low income housing credits.

(1) Detached Single Family, Duplexes and Townhouses. Units shall not exceed thirty-five feet in height within one hundred feet of existing single family residential homes. Tower elements on townhouses may extend fifty feet, but should not exceed a footprint area of four hundred square feet.

(2) Apartments and Condominiums. Apartments shall not exceed fifty feet in height within one hundred feet of existing single family homes, except tower elements, which may be sixty feet in height but shall not exceed a footprint area of four hundred square feet. Additionally, the height shall be designed to be compatible with adjacent lower structures and where necessary shall be stepped down to appear proportional and provide an appropriate transition.

(1) Single Family Detached, Duplex and Townhouse Units. Fronts of units shall be set back between eight and twenty feet from street rights-of-way and pedestrian connections. Awnings, porches, bays and overhangs may extend up to six feet into this setback. Sides of units shall be set back at least five feet from property lines. If a zero-lot-line condition is used, a single five-foot side yard is required. No side setback is required for townhouse units. Primary structures shall be set back at least fifteen feet from the rear property line. For garage setbacks see “Garages and Driveways.”

(2) Apartment Buildings. Apartment buildings shall orient to and line streets, with surface and/or “tuck under” parking located behind buildings in central courtyards.

Buildings shall be set back between eight and twenty feet from street rights-of-way. Awnings, porches, and bays may extend up to six feet into this setback. Buildings shall be set back at least ten feet from property lines abutting other uses (e.g., Village Commercial). A minimum twenty-foot separation shall be provided between apartment buildings.

(1) Single Family Detached, Duplexes and Townhouses. Primary entries shall be accessed directly from a public street and must be visible from the street. Porches are required for each unit and must be located immediately adjacent to the primary entry. Porches must cover at least thirty percent of the primary facade of single family detached or fifty percent for duplex or townhouse (not including the garage) or consist of a clear space with a width of at least eight feet and depth of at least six feet, whichever is larger.

(2) Apartments. Primary entries shall be accessed directly from a public street and must be visible from the street. Secondary entries may face parking lots or loading areas. Ground floor units should have entries directly from the street; upper story units may share one or more entries. Entries shall be sheltered with an overhang or portico with a depth of at least four feet.

(1) Single Family Detached, Duplexes and Townhouses. Garages shall be placed at the rear of lots and accessed from an alley unless an alley is not available. If an alley is not available, the garage may be integrated into the front facade. No setback is required for detached garages from the rear or side property line, except where adjacent to a public street, alley, or pedestrian connection, in which case a setback of at least five feet is required.

Garages integrated into the front facade shall be recessed at least two feet behind the primary front facade of the unit or a minimum two-foot-deep trellis or bay window shall be placed above the garage opening or similar architectural feature to achieve the goal of lessening the impact of the garage on the streetscape. If integrated into the front facade, the garage shall be at least twenty feet from the street right-of-way. The garage opening and the driveway integrated into the front facade shall not exceed a width of ten feet. Tandem (end-to-end) parking is permitted.

(2) Apartment Building Parking. Apartment buildings shall orient to and line streets with surface parking located behind buildings in central courtyards or with tuck-under garages. Parking lots shall not occupy more than fifty percent of the frontage of any public street. Landscaping and pedestrian requirements of Chapters 14.23 and 16.80 LMC shall be met in parking lots. See also LMC 16.59.080 on parking.

f. Facades. To provide building articulation, structures should be modulated to prevent flat walls. This can be achieved through recessing or protruding portions of the building wall or repeating fenestration patterns.

Building facades should generally be articulated with balconies or bays. Facades shall not consist of an undifferentiated blank wall when facing a public street or pedestrian path.

Windows should be frequent and coordinate with the articulation of bays and balconies. Window frames shall provide a reveal with the exterior finish (not flush). Aluminum frame windows should be avoided. Double hung and casement windows are preferred.

Towers or other special vertical elements may be used on apartments in a limited fashion to focus access to the area from surrounding streets.

g. Fences. The maximum height of a fence shall be six feet along side and rear yards behind the front building line, and four feet forward of the front building line and along the front property line.

h. Materials. Exterior finishes shall be primarily wood and/or masonry. Rated panel siding such as T1-11 shall not be used.

i. Roofs. Hipped, gabled, or gambrel roofs are required. Flat roofs are not permitted. For long roofs on larger buildings architectural elements must be used to break up the roof line. Architecturally, a structure can contain balconies, bay windows, dormers, covered entries, chimneys and other features to break up the roof line and provide architectural interest.

j. Accessory Dwellings. Accessory dwellings include apartments integrated within single family dwellings, or those located in detached accessory buildings located on the same lot as single family dwellings. Accessory dwellings shall be limited to eight hundred fifty square feet in floor area and, for the purposes of calculating residential density, shall not count as a dwelling unit. There shall not be more than one accessory dwelling located on a lot in addition to the single family dwelling. Refer to Table 16T-37.

k. Mixed Residential/Commercial Building. Apartment dwellings located on upper floors above commercial uses for the purpose of density calculations shall not count as a dwelling unit. Refer to Table 16T-38.

l. Front Yard Treatment. A minimum of fifty percent of all dwelling units, excluding accessory dwellings and apartment dwellings located on upper floors, shall have a clearly defined front yard using landscaping, hedging, fencing, or a brick or stone wall. Front yards of attached duplexes or townhouses may be unified into one common yard and treated as a single front yard for the entire building. Refer to Table 16T-39.

m. Private Yards. All dwelling units, except apartments located on upper floors, shall have a private yard or patio enclosed by a masonry wall, wooden fence, trellis or lattice, evergreen hedge, vines, or some combination thereof. The height of such yard or patio enclosure and design of said space shall be suitable to provide privacy and screen views of neighboring uses. Each upper floor apartment dwelling shall be provided with a terrace recessed inside the exterior building wall or the dwelling or a balcony projecting on the outside of the building wall. Refer to Table 16T-40.

n. Spatial Relationships. Spatial relationships between buildings and other structures shall be geometrically logical and/or architecturally formal. On a lot with multiple buildings, those located on the interior of the site shall front towards and relate to one another, both functionally and visually. A lot with multiple buildings may be organized around features such as courtyards, greens, or quadrangles which encourage pedestrian activity and social interaction. Refer to Table 16T-41.

o. Transition Spaces. Transition spaces for residential development shall be considered at the design stage of residential and mixed use developments to define public and private spaces. This can be achieved by physical design and layout.

Defining such transition areas is important since there will be instances where residential units will be placed above commercial establishments or high density multifamily units heavily integrated with commercial uses. Alternatively, providing transition areas can reduce the opportunity or invitation of crime in some cases just by site design.

Transition spaces can be created by utilizing several different elements:

(1) A change in pathway textures;

(2) A low wall for plants or draping vines;

(3) A change in pathway elevation;

(4) Use of a trellis or arbor.

Any of the above listed elements can be used alone or in combination to create defined transitional spaces. (See Table 16T-42.)

Security should also be designed into transition areas such as:

(1) Parking Lot Layout. Parking lot for residents should be located so that distances to dwellings and impervious surfaces are minimal while permitting easy viewing from nearby windows.

(2) Orientation of Windows. Windows should be oriented so that easy viewing can occur by residents.

(3) Location of Service and Laundry Areas. Laundry rooms should be located in such a way that they can be observed by others. Windows and lighting should be utilized to assure viewing opportunities.

(4) Mailboxes. Should be placed within a central location for easy viewing.

a. Height. Commercial structures shall not exceed fifty feet in height within one hundred feet of existing residential homes except for tower elements which may extend to sixty feet in height, but shall not exceed a footprint area of four hundred square feet.

b. Setbacks and Configuration. In general, retail buildings which house a series of small ancillary shops shall come to the street right-of-way; anchor stores shall face the main street. Anchor stores shall be located with arterial exposure and pedestrian connections.

Small ancillary shops located further into the village, as a whole, shall orient toward main street on pedestrian connections or the village green. In this area, arcades are encouraged and shall come to the street right-of-way or a designated pedestrian connection. Where an arcade is not used, buildings may be set back up to a maximum of five feet; display bays may extend into this setback.

Additional setbacks of up to twenty feet may be provided for small plazas and outdoor seating. Awnings may extend up to six feet into street rights-of-way. All buildings shall be set back at least five feet from property lines abutting residential areas. Parking lots for ancillary shops shall be located to the side or behind buildings.

c. Facades. Building facades must be articulated at a minimum with windows, entries, and/or display bays. Continuous outdoor arcades are strongly encouraged.

The architectural treatment of the front facade shall be continued, in its major features, around all visibly exposed sides of a building. All sides of a building shall be architecturally designed to be consistent with regard to style, materials, colors and details.

All visibly exposed sides of a building should have an articulated base course and cornice. The base course should align with either the kickplate or sill level of the first story.

The cornice should terminate or cap the top of a building wall, may project horizontally from the vertical building wall plane, and may be ornamented with moldings, brackets, and other details.

The middle section of a building may be horizontally divided at the floor, lintel, or sill levels with belt or string courses. Refer to Table 16T-43.

The buildings facing a public street or internal open space shall be architecturally emphasized through fenestration, entrance treatment, and details. Buildings with more than one facade facing a public street or internal open space shall be required to provide several front facade treatments. Refer to Table 16T-44.

d. Mixed Use Structures Facade Treatment and Design. Commercial uses can be contained in multi-story, mixed-use structures with commercial/retail uses on the ground level and apartment dwellings or offices on the upper levels. Such buildings may vary in terms of footprint and architectural elevations.

If buildings house second story residential uses, bays and balconies are recommended every twenty-five to thirty feet on upper floors. Facades shall not consist of an undifferentiated blank wall when facing a public street or pedestrian connection.

Towers or other special vertical elements may be used throughout the shopping area to ensure that the entire complex functions as a unit.

In mixed-use buildings, the difference between ground floor commercial uses and entrances for upper level commercial or apartment uses should generally be reflected by differences in facade treatment. Storefronts and other ground floor entrances shall be accentuated through cornice lines. Further differentiation can be achieved through distinct but compatible exterior materials, signs, awnings, and exterior lighting. Refer to Table 16T-45.

e. Windows. Ground floor retail, service, and restaurant uses shall have large pane display windows. Such windows shall be framed by the surrounding wall and shall not exceed seventy-five percent of the total ground level facade area.

Display windows must line facades facing public streets and pedestrian connections. Window frames shall provide reveal with the exterior finish (not flush). All windows shall occur above a stem wall at least two feet high and shall not extend to the ground level.

Windows shall be vertically proportioned wherever possible. To the extent possible, upper story windows shall be vertically aligned with the location of windows and doors on the ground level, including storefront or display windows. Refer to Table 16T-46.

f. Roofs. Gable, saltbox, or vegetated roofs are the preferred roof types. Flat and mansard roofs are generally discouraged. Where flat roofs are necessary for larger anchor commercial, community-oriented structures, or vegetated roof designs, gable elements and other architectural elements must be used to break up the roof line and create architectural interest consistent with the design vocabulary. Roof types should be appropriate to the building’s architecture. Architectural embellishments that add visual interest to roofs, such as dormers, belvederes, masonry chimneys, cupolas, clock towers, and other similar elements, are encouraged. Refer to Table 16T-47.

g. Materials. For exterior finishes masonry or wood siding is recommended. Other building materials used locally such as concrete block and CMU are also acceptable if special consideration is given to design. Rated panel siding such as T1-11 shall not be allowed. Techniques that provide architectural interest like texturing, fenestration and modulation shall be used. Materials are not as important as the overall objectives of providing human-scaled building elements and finishes with architectural interest.

h. Entries. Primary entries shall address a public street or designated pedestrian connection. Secondary entries may face parking lots or loading areas. Anchor store entries must, at a minimum, face main street. Anchor stores shall provide continuous sidewalks that connect with adjacent streets and the pedestrian connection. Ancillary shops should normally provide entries every twenty-five to thirty feet. Upper story residential uses should have entries every fifty to seventy feet.

All entrances to a building shall be defined and articulated by architectural elements such as:

(1) Lintels.

(2) Pilasters.

(3) Columns.

(4) Porticos.

(5) Porches.

(6) Overhangs.

(7) Railings.

(8) Balustrades, and others, where appropriate.

Any such element utilized shall be architecturally compatible with the style, materials, colors, and details of the building as a whole, as shall the doors. (See Table 16T-48.)

i. Square Footage. The maximum ground level footprint of commercial uses along a main street should normally be limited to ten thousand square feet. Provided that an anchor store with arterial exposure may be of appropriate size to service the designated market area for a neighborhood commercial area or community commercial area.

j. Awnings. Fixed or retractable awnings are permitted at ground floor level, and on upper levels where appropriate, if they complement a building’s architectural style, materials, colors, and details and do not conceal architectural features. Canvas is the preferred material, although other water-proofed fabrics may be used; metal or aluminum awnings are prohibited. In buildings with multiple storefronts, compatible awnings should be used as a means of unifying the structure. Refer to Table 16T-49.

k. Compatible Materials and Colors. Buildings with multiple storefronts shall be unified through the use of architecturally compatible materials, colors, details, awnings, signage, and lighting fixtures.

All materials, colors, and architectural details used on the exterior of a building shall be compatible with the building’s style, and with each other.

l. Corner Stores. Corner stores may be located in residential areas of the village center away from the core, provided they are located on Type 2 or 3 residential streets. Corner store buildings shall be designed to appear semi-residential and shall be limited to one ground level commercial use not to exceed two thousand square feet in gross floor area. Apartment dwellings should be located on the upper level(s) to help integrate the building into the residential area.

The commercial use in a corner store shall be primarily oriented to serve the residents of the immediately surrounding neighborhood. Refer to Table 16T-50. A corner store building shall be set back a maximum of ten feet from the right-of-way line.

m. Restaurants. Restaurants shall be permitted to operate outdoor cafes on sidewalks, including areas within the public right-of-way and in courtyards, provided that pedestrian circulation and access to store entrances shall not be impaired. Refer to Table 16T-51. The following standards and guidelines are applicable:

(1) To allow for pedestrian circulation, a minimum of five feet of sidewalk along the curb and leading to the entrance to the establishment shall be maintained free of tables and other encumbrances and delineated in some fashion for visually impaired persons.

(2) Planters, posts with ropes, or other removable enclosures are encouraged and shall be used as a way of defining the area occupied by the cafe.

(3) Extended awnings, canopies, or large umbrellas shall be permitted and located to provide shade. Colors shall complement building colors.

(4) Outdoor cafes shall be required to provide additional outdoor trash receptacles.

(5) Tables, chairs, planters, trash receptacles, and other elements of street furniture shall be compatible with the architectural character of the building where the establishment is located.

(6) Outdoor cafes shall not be entitled to additional signage, over and beyond what is permitted for this type of establishment.

(7) The operators of outdoor cafes shall be responsible for maintaining a clean, litter-free, and well-kept appearance within and immediately adjacent to the area of their activities.

n. Drive-Thru Facilities. Where a drive-thru is proposed as part of a building, the following requirements shall apply:

(1) The drive-thru shall be accessory to the principal use of the development, which includes interior space for customers to enter the building for goods or services.

(2) The entrance and exit for the drive-thru lane shall not be located on a public street.

(3) The drive-thru lane and the drive-thru window shall be screened when visible from a public street. Screening shall include architectural projections, fencing, landscaping, or a combination of these elements.

(4) Drive-thru lanes and windows shall be located a minimum of one hundred fifty feet from adjacent residential uses unless the residential use is separated from the lane or window by an arterial street. If separated by an arterial street, then no distance requirement shall apply.

(5) A drive-thru is permitted on the same property as a residential use provided that the residential use is not located on the ground floor.

(6) Drive-thru lanes shall not result in queuing or stacking which impedes pedestrian or bicycle access or mobility.

(7) Drive-thru lanes for restaurant uses shall only be allowed in buildings divided into multiple tenant spaces.

(8) Drive-thru lanes for restaurant uses shall be located more than one hundred fifty feet from a signalized intersection.

o. Commercial uses shall be permitted to have sidewalk displays of retail merchandise. Refer to Table 16T-52. The following standards and guidelines are applicable.

(1) Sidewalk displays of merchandise similar to merchandise sold within the store are permitted directly in front of an establishment; provided, that at least five feet of clearance is maintained at the storefront entrance and delineated in some fashion for visually impaired persons. The display must be located against the building wall not more than three feet deep, and the display area may not exceed seventy-five percent of the length of the storefront.

(2) Display cases shall be permitted only during normal business hours and shall be removed at the end of the business day. Cardboard boxes shall not be used for sidewalk displays.

(3) Sidewalk displays shall maintain a clean, litter-free, and well-kept appearance at all times and shall be compatible with the colors and character of the storefront from which the business operates.

a. The size, architecture, and layout of community facilities should be appropriate for the use and its function and purpose in the neighborhood.

b. Parking for such uses shall utilize on-street parking to the extent possible. Additional off-street parking, if required, should be located in the rear of the building or structure and screened from the viewshed of the street.

a. Sewer and Water. Village centers are required to provide city sewer and water.

b. Stormwater Facilities. Detention basins, headwalls, outlet structures, concrete flow channels, rip rap channels, and other drainage improvements shall be screened with plant material and/or berms, in addition to meeting all normal landscaping and design guidelines specified in the city’s Development Guidelines and this zoning code. Vegetated LID facilities are considered to be self-screening. Such drainage structures, if visible, shall be incorporated into the natural curves of the land. Detention basin embankments and the basin itself shall be extensively landscaped with wet site tolerant plant materials with the intention of recreating a seasonal and high water wet ecostructure. The detention facility shall be sized to accommodate the future growth of vegetation planted in the basin. (See Table 16T-53.)

In lieu of peripheral fencing, detention basins’ edges shall be contoured and shaped to form low angles at primary water line, thereby insuring greater pedestrian safety.

c. Location of Utility Lines. All utility lines shall be undergrounded. Where alleys are present, lines shall be located in the alleys or an easement adjacent to the alley. Because of the emphasis on getting houses closer to the front street (as close as eight feet to edge of right-of-way) every effort should be used to avoid putting utility lines in front yard easements. Where easements are required in front yards, they shall be confined to a three-foot strip immediately adjacent to the right-of-way.

a. Open spaces shall contain a minimum area of five thousand square feet and shall be of a distinct geometric shape, generally rectilinear or square, bounded by streets with curb side parking on a minimum of fifty percent of its perimeter. Refer to Table 16T-54. Open spaces shall be spatially enclosed by the buildings that front on the area or front upon the streets bounding the area.

The open spaces shall be landscaped such that the area is covered with trees, shrubs, lawn and groundcover. The type of trees and shrubs shall be such that vistas through the open space are largely unobstructed. Open spaces shall be landscaped using elements that enhance the character and function. Elements may include formal gardens, walkways, monuments, statues, gazebos, fountains, park benches, and pedestrian-scale lamp posts.

Depending upon the value and significance of such elements, incentives may be provided to offset the costs, including additional density, as may be agreed to by the city and applicant.

Open spaces should be designed as an active gathering place for all residents of the development in both day and evening, and include places for strolling, sitting, social interaction, and informal recreation.

b. Common open space containing existing attractive or unique natural features such as streams, creeks, ponds, woodlands, specimen trees, and other areas of mature vegetation worthy of preservation should be designed to preserve these natural features.

c. As a general principle, the preservation of undeveloped open space in its natural state is encouraged. A developer may make certain improvements such as the cutting of trails for walking or jogging, and the provision of picnic areas. In addition, the city may require a developer to make other improvements such as removal of dead or diseased trees, thinning of trees or other vegetation to encourage more desirable growth, and grading and seeding.

d. The buildings, structures, and improvements permitted in the common open space shall be appropriate to the authorized uses and shall conserve and enhance the amenities of the common open space with regard to its topography and unimproved condition.

e. When designing open space areas within the village center, consider the following information:

(1) Orient the proposed space towards the sunlight while providing good visual access to the space;

(2) Provide nonslip surface materials for pedestrians;

(3) Use plant materials to create human scale and a sense of enclosure within the open space;

(4) Provide fountains, litter receptacles, bike racks, sheltered waiting areas and scaled lighting fixtures;

(5) Provide good physical access to the area.

a. All air conditioning units, HVAC systems, exhaust pipes or stacks, elevator housing, and satellite dishes and other telecommunications receiving devices shall be thoroughly screened from view from the public right-of-way and from adjacent properties by using walls, fencing, roof elements, penthouse-type screening devices, or landscaping.

b. Fire escapes shall not be permitted on a building’s front facade. In buildings requiring a second means of egress pursuant to the building codes, internal stairs or other routes of egress shall be used.

c. Solid metal security gates or solid roll-down metal windows shall not be permitted. Link or grill-type security devices shall be permitted only if installed from the inside, within the window or door frames. If installed on the outside, the coil box shall be recessed and concealed behind the building wall. Security grilles shall be recessed and concealed during normal business hours. Models which provide a sense of transparency, in light colors, are encouraged. Other types of security devices fastened to the exterior walls are not permitted.

a. All signs located within a village center shall comply with the sign regulations of Chapter 16.75 LMC, provided the following sign regulations shall govern.

b. In addition to other signage, restaurants and cafes shall be permitted the following, limited to one sign per business:

(1) A wall-mounted display featuring the actual menu as used at the dining table. The display case shall be attached to the building wall, next to the main entrance, at a height of approximately five feet, shall not exceed a total area of two square feet, and may be lighted.

(2) A sandwich board sign, as follows:

(a) The area of the signboard, single-sided, shall not exceed five square feet.

(b) The signboard shall be constructed of wood, chalkboard, and/or finished metal.

(d) The sign shall be located within four feet of the main entrance to the business and its location shall not interfere with pedestrian or vehicular circulation.

(e) The information displayed shall be limited to daily specials and hours of operation.

(f) The sign shall be removed at the end of the business day.

(1) Signs affixed to the exterior of a building shall be architecturally compatible with the style, composition, materials, colors, and details of the building as well as with other signs used on the building or its vicinity. Refer to Table 16T-55.

(2) Signs shall fit within the existing facade features, shall be confined to signable areas, and shall not interfere with door and window openings, conceal architectural details or obscure the composition of the facade where they are located.

(3) Whenever possible, signs located on buildings within the same blockface shall be placed at the same height, in order to create a unified sign band.

(4) Wood and painted metal are the preferred materials for signs. Flat signs should be framed with raised edges. Wood signs shall use only high-quality exterior grade wood with suitable grade finishes.

(5) Sign colors should be compatible with the colors of the building facade. A dull or matte finish is recommended, for it reduces glare and enhances legibility.

(6) Signs shall be either spot-lighted or back-lighted with a diffused light source. Spot-lighting shall require complete shielding of all light sources; light shall be contained within the sign frame and shall not significantly spill over to other portions of the building or site. Back-lighting shall illuminate the letters, characters, or graphics on the sign but not its background. Warm fluorescent bulbs may be used to illuminate the interior of display cases. Neon signs placed inside the display case shall insure low intensity colors.

a. All landscaping requirements of Chapters 16.80 and 14.32 LMC shall be satisfied. In addition, the following requirements shall be met.

b. Extensive landscaping shall be required in accordance with a landscape plan conceived for the village center as a whole. All areas of a site not occupied by buildings, parking lots, other improvements or textured paving shall be intensively planted with trees, shrubs, hedges, ground covers, and/or grasses, unless such area consists of attractive existing vegetation to be retained. Perennials and annuals are encouraged.

c. Landscaping shall be integrated with other functional and ornamental site design elements, where appropriate, such as recreational facilities, ground paving materials, paths and walkways, fountains or other water features, trellises, pergolas, gazebos, fences, walls, street furniture, art, and sculpture.

d. Plant suitability, maintenance, and compatibility with site and construction features are critical factors which shall be considered. Plantings shall be designed with repetition, structured patterns, and complementary textures and colors, and shall reinforce the overall character of the area.

e. Removal of Debris. All stumps and other tree parts, litter, brush, weeds, excess or scrap building materials, or other debris shall be removed from the area of the site to be constructed and disposed of in accordance with the law. No tree stumps, portions or tree trunks, or limbs shall be buried anywhere in the development. All dead or dying trees, standing or fallen, shall be removed from the site unless left as part of a habitat protection program. If trees and limbs are reduced to chips, they may, subject to approval of the city, be used as mulch in landscaped areas. Areas which are to remain as open space and undeveloped shall be cleaned of all debris and shall remain in their natural state.

f. Tree Protection. The provisions of Chapter 14.32 LMC shall be followed.

g. Slope Plantings. Landscaping of the area of all cuts, fills, and/or terraces shall be sufficient to prevent erosion, and all roadway slopes steeper than one foot vertically to three horizontally shall be planted with ground covers appropriate for the purpose, soil conditions, water availability, and environment.

h. Additional Landscaping. In addition to the required screening and street trees, additional plantings or landscaping elements shall be required throughout the village where necessary for climate control, privacy, or for aesthetic reasons.

i. Other Landscape Improvements. Landscaping and site treatment plans should consider seasonal flowers in planters, planting beds and hanging baskets.

j. Garbage and Recycling. Garbage collection, recycling areas, and other utility areas shall be screened around their perimeter by wood enclosures with a roof or by brick walls, with a minimum height of seven feet, and shall extend on three sides of such an area, with a gate or door on the third side. Such a wall shall be capped on the top. A landscaped planting strip a minimum of three feet wide shall be located on three sides of such a facility. Planting material shall be separated from the parking lots by curbing. A mixture of hardy flowering and/or decorative evergreen and deciduous trees may be planted; the area between trees shall be planted with shrubs, ground cover, or covered with mulch. (Ord. 1513 §3, 2017; Ord. 1496 §91, 2016; Ord. 1024 §47, 1995).

16.59.070 Pedestrian Circulation and Streets.

1. The street layout shall be a modified grid street pattern with alleys adapted to the topography, unique natural features, environmental constraints of the tract, and peripheral open space areas. The street layout shall take into consideration the location of the community focus, other internal open space areas, gateways, vistas, pedestrian pathways and transit services. Refer to Table 16T-56. A minimum of two interconnections with the existing public street system rated as an arterial or collector shall be provided where possible. Linkages to adjacent developments and neighborhoods with pedestrian and bicycle paths shall be required where possible.

2. The street layout shall form an interconnected system of streets primarily in a rectangular grid pattern with alleys. However, the grid should be modified to avoid a monotonous repetition of the basic street/block pattern and to conform to topographical constraints. The use of cul-de-sacs and other roadways with a single point of access shall be minimized. However, if cul-de-sacs are unavoidable because of topography or environmental features, pedestrian connections between cul-de-sacs and adjacent uses shall be developed to the extent possible.

To the greatest extent possible, streets shall be designed to have a range from two hundred to five hundred feet, from intersection to intersection, and, to the greatest extent possible, shall either continue through an intersection, or terminate in a “T” intersection directly opposite the center of a building, an internal open space area, or a view into a peripheral open space area. Refer to Table 16T-57.

B. Pedestrian and Bicyclist Use of Streets. All streets shall be pedestrian-friendly and usable by pedestrians. Streets shall generally utilize a full range of innovative traffic-calming techniques to promote slow speeds throughout the village.

1. A pedestrian sidewalk network shall be provided throughout the development that interconnects all dwelling units with other units, non-residential uses, common open space, bus stops and sensitive area tracts. Mid-block crossings shall be utilized where necessary to promote more efficient or strategic interconnections with pedestrian corridors or trail systems. Sidewalk systems shall be separate and distinct from motor vehicle circulation to the greatest extent possible, provide a pleasant route for users, promote enjoyment of the development, and encourage incidental social interaction among pedestrians. Sidewalks shall be of barrier-free design.

The pedestrian circulation system shall include gathering/sitting areas and provide benches, landscaping, and other street furniture where appropriate. Sidewalks shall promote pedestrian activity within each site and throughout the development.

2. Sidewalks shall be a minimum of five feet in width, expanding to six feet along major pedestrian routes; sidewalks in commercial areas shall normally be ten to fifteen feet in width depending upon location of major pedestrian routes and significance of the sidewalk considering pedestrian use.

Standard material for sidewalk construction is acceptable, provided however, key pedestrian intersections shall use special materials. See subsection (C)(7) of this section.

3. Walkways shall be raised and curbed along buildings and within parking lots, where suitable. Pedestrian street crossings shall be clearly delineated by a change in pavement color, white paint and reflective materials and/or texture.

4. Bikeways shall be provided, where possible, to link internal open space areas with peripheral open space areas and continuing on routes through peripheral open space areas. Bikeways do not have to be marked on local residential streets with low average daily traffic. Bike racks shall be provided to internal open space areas and recreation areas in the peripheral open space.

5. Clearly delineate pedestrian pathways early in the design stage of development to avoid conflicts with vehicles.

6. Include pedestrian and bicycle amenities such as the following in commercial and residential areas:

a. Bike racks in accessible locations;

b. Seating so that nearby activities can be observed;

c. A variety of seating locations to allow for sun, shade or rain protection;

d. Fountains, gazebos or other amenities in open space areas;

e. Planter boxes that incorporate seating.

Elements of street furniture, such as benches, waste containers, drinking fountains, planters, phone booths, bus shelters, bicycle racks, and bollards should be carefully selected to ensure compatibility with the architecture of surrounding buildings, the character of the area, and with other elements of street furniture. Consistency in the selection and location of the various elements of street furniture is critical for maximum effect and functional usage. All key pedestrian intersections should have street furniture as well as other significant pedestrian areas.

7. At key pedestrian intersections and other areas of special significance to pedestrians, such as main street or areas of transition, sidewalks shall be constructed of brick, colored/textured concrete pavers, concrete containing accents of brick, or some combination thereof that is compatible with the style, materials, colors, and details of the surrounding buildings. The functional, visual, and tactile properties of the paving materials shall be appropriate to the proposed functions of pedestrian circulation. Such techniques are also recommended for public or semi-public plazas, courtyards, or open spaces. Refer to Table 16T-63.

1. Bus stops shall be located along collectors and arterials in consultation with Intercity Transit and North Thurston School District and shall be integrated as part of the pedestrian network. Bus stops may also be provided along strategic sections of local access streets if the city of Lacey, North Thurston and Intercity Transit determine such location will provide the most convenient coverage for residents. Locations for bus stops shall be designed to make transit services accessible to all residents of the village center.

a. Transit pads and shelters: Transit passenger pads and shelters shall be provided at focal points in the village center such as the commercial area and key pedestrian intersections. Transit pads and shelters shall also be provided at bus stops along bus routes that serve the village center. Design and size of shelters and pads will be determined in consultation with Intercity Transit.

b. Lighting: Every effort shall be made to ensure that bus stops are illuminated at night to enhance passengers’ safety and sense of security.

1. Decorative human scale lighting shall be provided on all streets, pedestrian walkways, sidewalks, courtyards, community greens and internal open spaces at intervals adequate to provide pedestrians with safe and comfortable lighting. Light poles may use a staggered pattern when measured and spaced using both sides of the street. Lighting fixtures and poles shall generally be between twelve to twenty-four feet in height and constructed from steel, cast iron, or aluminum, with poles and fixtures complementing the human scale and architectural character of the village center.

2. Street lights shall be decorative and blend with the architectural style of the village center. (See Design Vocabulary)

3. Streets and sites shall provide adequate lighting, while minimizing adverse impacts, such as glare and overhead sky glow, on adjacent properties and the public right-of-way.

4. Use of minimum wattage metal halide or color-corrected sodium light sources is encouraged. Non-color corrected low pressure sodium and mercury vapor light sources are prohibited.

5. Light fixtures attached to the exterior of a building shall be architecturally compatible with the style, materials, colors, and details of the building and shall comply with local building codes. The type of light source used on the exterior of buildings, signs, pedestrian walkways, and other areas of a site, shall provide adequate light quality.

6. Light fixtures shall be of a pedestrian scale, provided lights within the interior of a parking lot may be at a greater height for security purposes. Facades shall be lit from the exterior, and, as a general rule, lights should be concealed through shielding or recessed behind architectural features. The use of low pressure sodium, fluorescent, or mercury vapor lighting either attached to buildings or to light the exterior of buildings shall be prohibited. Mounting brackets and associated hardware should be inconspicuous. Refer to Table 16T-64. (Ord. 1496 §92, 2016; Ord. 1098 §17, 1999; Ord. 1024 §47, 1995).

16.59.080 Parking.

1. Parking shall be provided according to minimum requirements as specified in Chapter 16.72 LMC provided on-street parking shall be required and considered in meeting parking needs.

2. Parking lots and buildings shall be strategically designed and placed in consideration of building’s orientation to pedestrians and pedestrian links and corridors, and also for efficient and effective service of the use’s automobile component. The pedestrian orientation of the village and the need to accommodate automobiles shall be carefully balanced.

Parking lots shall be accessed by means of common driveways, preferably from side streets or lanes. Such lots shall be small-sized (less than twenty-five parking spaces), where possible, and interconnected with commercial parking lots on adjacent properties. Cross-access easements for adjacent lots with interconnected parking lots shall be required, in language acceptable to the city attorney. Common, shared commercial parking facilities are encouraged, where possible. Refer to Table 16T-65.

3. All lots shall provide bike parking access with convenient bike racks or similar mechanisms for storing bikes.

4. On-street parking should be provided to serve customers of commercial uses. Commercial on-street parking can be provided as curbside, parallel, or angle parking located along both sides of the streets on all blocks upon which commercial uses front.

5. Parking for all dwelling units shall be prohibited in front yard setback areas. It is recommended that the majority of units access from alleys. With the exception of detached single family dwellings, driveways shall generally not be located in any front yard area. For other dwelling types driveway access should be provided from alleys.

Driveways and parking areas shall be set back a minimum of three feet from the side of dwelling units and twenty feet from the rear of dwelling units.

Driveways shall be set back a minimum of three feet from any side property line, unless such driveway is shared by dwellings on two adjacent lots, in which case the driveway may be located with the driveway center line on the common side lot line.

Parking for townhouses may be provided in a common off-street parking area or in garages or parking spaces with access from an alley. Private driveways for townhouses shall connect to lanes only and not to the street. However, a common driveway serving a minimum of eight units may be permitted from a street.

6. Parking lot layout shall take into consideration pedestrian circulation, providing pedestrian paths to move pedestrians safely and efficiently through lots with minimum conflict between automobiles. Pedestrian paths and crosswalks shall be provided, and shall be distinguished by textured paving, and shall be integrated into the wider network of pedestrian walkways. Pavement textures shall be required on pedestrian accessways, and strongly encouraged elsewhere in the parking lot, as surfacing materials, or when used as accents. All pedestrian requirements for parking lots specified in Chapter 16.72 LMC shall be satisfied.

7. Accessory living structures shall be required to provide room for a minimum of one auto. If available, on-street parking may satisfy this requirement.

1. Loading docks, solid waste facilities, recycling facilities, and other service areas shall be placed to the rear or side of buildings in visually unobtrusive locations.

2. Screening and landscaping shall prevent direct views of the loading areas and their driveways from adjacent properties or from the public right-of-way. Screening and landscaping shall also prevent spill-over glare, noise, or exhaust fumes. Screening and buffering shall be achieved through walls, fences, and landscaping. Recesses in the building or depressed access ramps may be used.

3. All other requirements of Chapter 16.72 LMC for loading areas shall be satisfied. (Ord. 1496 §93, 2016; Ord. 1131 §7, 2000; Ord. 1024 §47, 1995).

16.59.090 Design Vocabulary.

A design vocabulary shall be established for each village and shall include the general design qualities as well as the specific architectural standards to be used. The design vocabulary shall respond to the general and specific design standards as specified in this ordinance and relate to the proposed development plan. These must be presented at master plan, preliminary, and final plat phases and at site plan review. There must be a style or styles selected and used throughout the village center. Images and styles that have been tested through the VPS to generate a negative image of place are to be avoided. The use of materials, colors, and massing incompatible with the selected design vocabulary shall be avoided.

A listing of significant compatible features that will be incorporated into the design of the buildings and streetscape of a village center shall be prepared in matrix form. Photographs, colored images, drawings, or a combination can be used. The horizontal axis of the matrix shall include all the categories of residential, commercial, parks and open space, and industrial if used. The vertical axis of the matrix shall include the following:

A. Building Mass and Style - which includes the volume of the selected building types and the style selected

B. Roofs and Roof Materials - the various types and pitches of roofs

C. Facade Treatment and Facade Materials - the types of materials, textures and colors

D. Entry and Doors - door openings and the area immediately surrounding

E. Windows - window types with detailing

F. Eaves, Porches and Arcades - decorative building elements, like pergolas, cupolas, shutters, etc.

G. Trim. Details of these features in elevation and section that reflect the architectural styles selected both vertical and horizontal

H. Towers

I. Cross Gables and Dormers

J. Gutters

K. Chimneys

L. Walls, Fences, and Hedges (front yard)

M. Walls, Fences, and Hedges (side yards)

N. Colors

O. Driveway

P. Pavement Materials and Textures

Q. Curb Treatment

R. Streetlights

S. Street Signs

T. Street Furniture

Under each category specific written instructions can be included. See Table 16T-66 Design Vocabulary (example only) and the Design Vocabulary Matrix (example only). (Ord. 1024 §47, 1995).