A.    The general purposes of the residential districts contained in this chapter are as follows:

1.    To provide a sustainable residential development pattern for future generations.

2.    To encourage development of attractive residential areas that provide a sense of community and contain a variety of housing types to accommodate different lifestyles and household sizes.

3.    To maintain or improve the character, appearance, and livability of established neighborhoods by protecting them from incompatible uses, excessive noise, illumination, glare, odor, and similar significant nuisances.

4.    To establish a compact growth pattern to efficiently use the remaining developable land; enable cost effective extension and maintenance of utilities, streets and mass transit; and enable development of affordable housing.

5.    To enable community residents to reside and work within walking or bicycling distance of mass transit, employment centers, and businesses offering needed goods and services in order to reduce traffic congestion, energy consumption, and air pollution.

6.    To provide for development of neighborhoods with attractive, well connected streets, sidewalks, and trails that enable convenient, direct access to neighborhood centers, parks, and transit stops.

7.    To ensure adequate light, air, and readily accessible open space for each dwelling unit in order to maintain public health, safety, and welfare.

8.    To ensure the compatibility of dissimilar adjoining land uses.

9.    To protect or enhance the character of historic structures and areas.

10.    To provide residential areas of sufficient size and density to accommodate the city’s projected population growth, consistent with Section 36.70A.110, RCW.

11.    To preserve or enhance environmental quality and protect ground water used as a public water source from contamination.

12.    To minimize the potential for significant flooding and allow recharge of ground water.

13.    To allow innovative approaches for providing housing, consistent with the policies of the Comprehensive Plan.

14.    To ensure that development without municipal utilities is at a density and in a configuration that enables cost effective urban density development when municipal utilities become available.

B.    The additional purposes of each individual residential district are as follows:

1.    Residential - 1 Unit Per 5 Acres. This designation provides for low-density residential development in designated sensitive drainage basins in a manner that protects aquatic habitat from degradation.

2.    Residential Low Impact (RLI). To accommodate some residential development within sensitive drainage basis at densities averaging from two to four units per acre, provided that the development configuration avoids stormwater and aquatic habitat impacts.

3.    Residential - 4 Units per Acre (R-4 and R-4CB). To accommodate residential development in areas sensitive to stormwater runoff in a manner and at a density (up to four units per acre) that avoids stormwater related problems (e.g., flooding and degradation of environmentally Critical Areas).

4.    Residential 4-8 Units per Acre (R 4-8). To accommodate residential development at densities ranging from a minimum of four units per acre to a maximum of eight units per acre; to allow sufficient residential density to facilitate effective mass transit service; and to help maintain the character of established neighborhoods.

5.    Residential 6-12 Units per Acre (R 6-12). To accommodate residential development, at densities between six and twelve units per acre, in locations with frequent mass transit service (existing or planned).

6.    Mixed Residential 7-13 Units per Acre (MR 7-13). To accommodate a compatible mixture of houses, duplexes, townhouses, and apartments in integrated developments with densities averaging between seven and 13 units per acre; to provide a broad range of housing opportunities; to provide a variety of housing types and styles; and to provide for development with a density and configuration that facilitates effective and efficient mass transit service. This district generally consists of parcels along arterial or collector streets of sufficient size to enable development of a variety of housing types.

7.    Mixed Residential 10-18 Units per Acre (MR 10-18). To accommodate a compatible mixture of single-family and multifamily dwellings in integrated developments close to major shopping and/or employment areas (at densities averaging between ten and 18 units per acre); to provide a variety of housing types and styles; to provide for development with a density and configuration that facilitates effective and efficient mass transit service; to provide opportunities for people to live close to work and shopping in order to reduce the number and length of automobile trips; and to enable provision of affordable housing.

8.    Residential Multifamily - 18 Units per Acre (RM-18). To accommodate predominantly multifamily housing, at an average maximum density of 18 units per acre, along or near (e.g., one-fourth (¼) mile) arterial or major collector streets where such development can be arranged and designed to be compatible with adjoining uses; to provide for development with a density and configuration that facilitates effective and efficient mass transit service; and to enable provision of affordable housing.

9.    Residential Multifamily - 24 Units per Acre (RM-24). To accommodate predominantly multifamily housing, at an average maximum density of 24 units per acre, in locations close (e.g., one-fourth (¼) mile) to major employment and/or shopping areas; to provide for development with a density and configuration that facilitates effective and efficient mass transit service; and to enable provision of affordable housing.

10.    Residential Multifamily - High Rise (RMH). To accommodate multifamily housing in multistory structures near the State Capitol Campus; to provide opportunities for people to live close to work, shopping, services and a major mass transit hub; to create a desirable living environment for residents of the district; and to ensure that new high rise buildings incorporate features which reduce their perceived scale and allow sunlight to reach street level.

11.    Residential Mixed Use (RMU). To accommodate attractive, high-density housing, pedestrian oriented commercial and mixed-use development which reinforces downtown’s historic character; to provide for coordinated pedestrian amenities; to preserve viable downtown housing; to enable businesses to locate within walking distance of residences and offices; to provide a transition between commercial and residential districts; and to require new high rise buildings to incorporate features which reduce their perceived scale and allow sunlight to reach street level.

12.    Urban Residential (UR). To accommodate multifamily housing in multistory structures in or near the State Capitol Campus; downtown, High Density Corridor, or other activity center areas; to provide opportunities for people to live close to work, shopping, and services; to help achieve City density goals, to create or maintain a desirable urban living environment for residents of the district; and to ensure that new urban residential buildings incorporate features which encourage walking and add interest to the urban environment.

13.    Manufactured Housing Park (MHP). To accommodate mobile homes and manufactured housing in mobile/manufactured housing parks; to accommodate manufactured housing on individual lots; to accommodate single-family houses, duplexes and townhouses, at densities between five and 12 units per acre, in locations with frequent mass transit service (existing or planned). This includes areas along or near (e.g., within one-fourth mile) arterial and major collector streets.

(Ord. 7400 §1, 2024; Ord. 7267 §2, 2020; Ord. 6594 §4, 2008; Ord. 6517 §7, 2007; Ord. 6404 §1, 2006; Ord. 6323 §2, 2004; Ord. 6140 §16, 2001; Ord. 5661 §6, 1996; Ord. 5517 §1, 1995).

(Ord. 7400 §24, 2024; Ord. 7310 §3, 2022; Ord. 7289 §4, 2021; Ord. 7267 §3, 2020; Ord. 7205 §1, 2019; Ord. 7187 §3, 2019; Ord. 7163 §2, 2018; Ord. 6759 §2, 2011; Ord. 6594 §5, 2008; Ord. 6592 §2, 2008; Ord. 6517 §8, 2007; Ord. 6404 §2, 2006).

A.    Permitted and Conditional Uses. Table 4.01, Permitted and Conditional Uses, identifies land uses in the commercial districts which are permitted outright (P) or subject to a Conditional Use Permit (C). The applicable requirements for these uses and activities are identified by a number referencing the list of use regulations under Section 18.04.060, Use Standards. Numbers listed under the heading Applicable Regulations apply to the corresponding land use in all of the residential districts. Regulations that pertain only to a specific use in a specific district are identified by a number in the space corresponding to that use and district. (Also see Section 18.04.080, Development Standards, and Section 18.70.180, Conditional Uses.)

B.    Prohibited and Unspecified Uses. Land uses which are not listed in Table 4.01 as permitted or conditional uses are prohibited. However, the Director of Community Planning and Development may authorize unlisted uses consistent with Section 18.02.080, Interpretations.

In addition to those uses prohibited by Table 4.01, the following uses are prohibited in these districts:

1.    All Residential Districts.

a.    Adult oriented businesses (see Chapter 18.02, Definitions).

b.    Mobile homes, except in approved mobile home/manufactured home parks or when used as temporary housing consistent with Section 18.04.060(DD), Temporary Uses.

c.    Habitation of recreational vehicles, except when used as temporary housing consistent with Section 18.04.060(DD) or as permanent housing within a mobile/manufactured housing park as outlined in Section 18.04.060(P) and Section 16.06.030(B).

d.    Junk yards.

e.    Uses which customarily create noise, vibration, smoke, dust, glare, or toxic or noxious emissions exceeding those typically generated by allowed uses.

f.    Secure community transition facilities.

2.    All Residential Districts Except RMU. Conversion of residences to a commercial use (not including home occupations).

3.    RMU District.

a.    Home improvement/hardware stores larger than ten thousand (10,000) square feet in size.

b.    Garden stores.

c.    Motor vehicle sales.

d.    Service stations.

e.    The sale of gasoline.

f.    Drive-in and drive-through businesses and uses.

(Ord. 7257 §3, 2020; Ord. 6404 §2, 3, 2006; Ord. 6395 §25, 2006; Ord. 6323 §18, 2004; Ord. 6210 §2, 2002; Ord. 6143 §5, 2001; Ord. 6140 §20, §39, 2001; Ord. 6092 §4, 2001; Ord. 5661 §6, 1996; Ord. 5595 §15, 1996; Ord. 5569 §11, 1995; Ord. 5517 §1, 1995).

A.    ACCESSORY DWELLING UNITS (ADU).

Accessory dwelling units (ADU) are permitted in all residential districts subject to the following requirements:

1.    Number. One (1) ADU shall be allowed per residential lot in conjunction with any detached single-family structure. (See OMC 18.04.080(A)(3) regarding ADUs in new subdivisions.)

2.    Location. The ADU shall be permitted as a second dwelling unit added to, created within, or detached from the original dwelling. The ADU shall be oriented in a way that maintains, to the extent practical, the privacy of residents in adjoining dwellings. (See chapter 18.100 OMC, Design Review, and chapter 18.175 OMC, Infill and Other Residential.)

3.    Size. The ADU shall have a gross floor area of no more than 850 square feet. Covered porches or patios (or similar covered spaces) do not count toward the gross floor area of the ADU but are limited to a total of 120 square feet in size for each ADU and may not be enclosed.

4.    Accessory Dwelling Units may be attached to accessory structures such as a garage or shop building. In such circumstances, the ADU may be up to 850 square feet in size and the accessory structure may be up to 800 square feet in size (or larger if the underlying zoning district allows or a conditional use permit for a large garage has been approved).

5.    Occupancy. No more than one family (as defined in chapter 18.02 OMC, Definitions) shall be allowed to occupy an ADU.

6.    Existing ADUs. Accessory dwellings created prior to the enactment of these regulations, June 19, 1995, may be approved subject to applicable requirements. If the owner of an existing unauthorized ADU applies to make the unit legal, but cannot meet all of the standards, the owner will be allowed a "grace period" of six months from date of application to comply with applicable standards. However, where health and safety are an issue, the Building Official will determine when the necessary modifications must be made. If the owner cannot meet the standards, the unauthorized accessory unit must be removed or its use as a dwelling must be suspended.

7.    Deviation From Requirements. The Director or the Director’s designee may allow deviation from the requirements of this section (OMC 18.04.060(A)) as follows:

a.    To allow use of the entirety of a single floor in a dwelling constructed two or more years prior to the date of application in order to efficiently use all floor area; and

b.    To enable ADUs to be established in structures constructed prior to June 19, 1995, which are located in rear or side setbacks, provided that Building Code requirements and the Development Standards contained in OMC 18.04.080 are met. [NOTE: See chapter 18.100 OMC, Design Review, and chapter 18.175 OMC, Infill and Other Residential for applicable design guidelines.]

B.    Accessory Structures

Accessory structures are detached structures and are permitted in all residential districts subject to the following requirements:

1.    Time of Establishment. Accessory structures shall not be built prior to commencing construction of the main building on the lot. However, lots may be created which contain an accessory structure (without an associated primary use) constructed prior to submission of the subdivision application.

2.    Subordinance to Primary Use. Accessory structures shall be clearly incidental and subordinate to the use of the lot (e.g., structures used for storage of personal property or the pursuit of hobbies) or used for agricultural purposes. In residential districts with a maximum density of twelve units or less per acre each accessory structure shall not exceed 800 square feet in size, except for:

a.    structures accessory to an agricultural use which are located on a parcel one acre or larger in size.

b.    garages and carports as described below in OMC 18.04.060(B)(3) below.

3.    Detached garages and carports shall meet the following standards:

a.    Shall not exceed a total of 1,200 square feet of floor space per dwelling unit, unless approved as a conditional use.

b.    Must be designed so the appearance of the building remains consistent with the primary structure by addressing the following:

i.    Similar materials and colors as the primary use;

ii.    A roof type or pitch similar to the primary use;

c.    Detached garages or carports exceeding 1,200 square feet per dwelling unit may be permitted as conditional uses in the districts specified in Table 4.01 provided that they will not be adverse to the public interest and are compatible with the surrounding neighborhood. The criteria for garages/carports outlined above in OMC 18.04.060(B)(3) and OMC 18.175.060 must be met. The approval authority shall establish a maximum size for garages receiving conditional use approval. See OMC 18.04.080.

4.    See OMC 18.04.060(P)(4) regarding accessory structures in mobile home/manufactured home parks.

C.    ANIMALS/PETS.

Pets and other animals are allowed in all residential districts subject to the following requirements:

1.    Traditional Pets. No more than a total of three traditional pets, such as dogs and cats, as well as potbelly pigs, four months of age or older, shall be permitted per dwelling unit. Song birds or other traditional pet birds (e.g., parrots) are permitted. The keeping of racing and performing pigeons is permitted as a conditional use. (Traditional pets are defined as a species of animals which can be housebroken, or walked on a leash, or are frequently, but not necessarily, housed within a residence and are neither obnoxious nor a public safety or health threat.)

2.    Fowl.

a.    Lots one acre or less are allowed up to five ducks or female chickens. Lots greater than one acre are allowed one additional duck or female chicken for every additional one thousand square feet of lot area beyond one acre, up to ten ducks or female chickens.

b.    Chickens and ducks shall be confined within a suitably fenced area large enough for appropriate exercise.

c.    Suitable sanitary structures (coops) shall be provided and must be designed to protect fowl on all sides from weather, predators and to prevent rodents.

d.    Roosters, geese and turkeys are prohibited.

3.    Other Animals.

a.    Swine, other than potbelly pigs, and non-miniature goats, are prohibited.

b.    Rabbits of breeding age are permitted with the following conditions:

i.    Lots of one-quarter acre or less are allowed up to five rabbits.

ii.    Lots greater than one-quarter acre are allowed one additional rabbit for every additional one thousand square feet of lot area beyond one-quarter acre, up to ten rabbits.

iii.    Rabbits must have a minimum 3.5 square feet of hutch space per rabbit.

iv.    Structures housing rabbits must be designed to protect rabbits on all sides from weather, predators and to prevent other rodents.

c.    Miniature goats, commonly known as pygmy and dwarf, are permitted with the following conditions:

i.    Lots between five thousand square feet and one acre in size are allowed up to two miniature goats.

ii.    Lots greater than one acre are allowed one additional miniature goat for every additional one thousand square feet of lot area beyond one acre, up to six miniature goats.

iii.    Miniature goats shall be confined within a suitably fenced area, large enough for appropriate exercise.

iv.    Structures housing miniature goats must be designed to protect them on all sides from weather and predators and to prevent rodents.

d.    The keeping of other agricultural animals, which are not specifically prohibited in this section, is permitted, provided that:

i.    There shall be no more than one animal per acre, in addition to the permitted animals/pets referenced above; and

ii.    Such animals shall be confined within a suitably fenced area, large enough for appropriate exercise, which shall be located no closer than fifty feet from any property line; and

iii.    The keeping of such other animals does not constitute a nuisance or hazard to the peace, health or welfare of the community in general and neighbors in particular.

iv.    Structures housing such other animals must be designed to protect them on all sides from weather and predators and to prevent rodents.

D.    CHILD DAY CARE CENTERS.

1.    Permitted Use. Child day care centers are permitted in the districts specified in Tables 4.01 and 5.01 subject to the following conditions:

a.    Child day care centers located in residences shall be separate from the usual living quarters of the family, or located in the portion of the residence used exclusively for children and their caregivers during the hours the center is in operation.

b.    Compliance with state licensing requirements.

c.    Prior to initiating child care services, each child care provider must file a Child Care Registration Form with the Department of Community Planning and Development (forms are provided by the Department). The child care provider must demonstrate compliance with the applicable requirements of the code as listed on the Registration Form. No fee will be required for registration.

2.    Accessory Use. A child day care center shall be considered an accessory use if it is sited on the premises of a community service use, such as a private or public school, grange, place of worship, community center, library, or similar adult gathering place and it is associated with that activity. Child care facilities for the exclusive use of employees of a business or public facility shall also be allowed as an accessory use of the business or facility. Prior to initiating operation of a child day care center, the operator must register with the City as specified in Subsection 1.

3.    Conditional Use. Child day care centers are allowed as a conditional use in the R-4, R 4-8, R 6-12 and MR 7-13 districts, subject to the requirements contained in Subsection A, and the following standard:

No structural or decorative alteration is permitted which would alter the residential character of an existing residential structure used as a child day care center.

E.    CEMETERIES AND CREMATORIUMS.

Crematoriums may be built and operated in conjunction with a cemetery, subject to conditional use approval.

F.    CO-HOUSING.

Co-housing developments are allowed in the districts specified in Table 4.01 and 6.01 subject to the following requirements:

1.    Common Structure. The following provisions apply to co-housing developments in the residential districts listed in OMC 18.04.

a.    Quantity, size, and use. Co-housing projects may contain any number of common structures; however, no more than two common structures shall exceed 800 square feet in size and none shall exceed 5,000 square feet in size. At least one common structure shall contain a dining room and kitchen large enough to serve at least 50 percent of the development’s residents at a time based upon occupancy of one person per bedroom, and at least one of the following: a children’s day care center, mail boxes for a majority of the residents, recreational facilities (such as pool tables or exercise equipment), laundry facilities, or a meeting room available for the use of all residents.

b.    Location. Common structures may be located in all developable portions of the site (e.g., excluding critical areas and their associated buffers and required building setback areas). However, within 40 feet of the site’s perimeter or a public street extending through the site, no more than two common or accessory structures may be contiguous to one another (i.e., uninterrupted by a dwelling or a landscaped open space with no dimension less than 40 feet). This requirement does not apply to structures which would not be visible from the site’s perimeter or through streets (e.g., due to topography or vegetation) or which adjoin undevelopable property (e.g., critical areas) which will separate proposed structures by at least 40 feet from existing and potential dwelling sites. In no case shall more than 50 percent of any street frontage be occupied by common and/or accessory structures.

2.    Business Uses. Co-housing developments may contain business uses allowed as home occupations (see Section 18.04.060(L)) in structures other than residential dwellings, subject to the conditions below:

a.    The total building square footage devoted to business uses in the entire development shall not exceed the rate of 500 square feet per dwelling unit.

b.    Business uses shall not occupy more than 50 percent of a common building. The proportion of dwellings devoted to business uses shall comply with OMC 18.04.060(L), Home Occupations.

c.    Structures containing a business which are visible from public rights-of-way adjoining the development shall give no outward appearance of a commercial use, other than one (1) sign mounted flush to the building in which the business is located. (See OMC 18.43, Signs.) No outdoor storage related to a business may be visible from public rights-of-way bordering the development.

d.    Each business located in a co-housing development may employ a maximum of two people who do not reside in the development. This limitation does not apply to seasonal agricultural employees.

e.    Business uses shall not emit noise, pollutants, waste products, or create impacts which would pose a nuisance or health risk for the occupants of abutting properties.

3.    Dwelling Units. Dwelling units in co-housing developments shall only be required to contain minimal kitchen facilities (e.g., a sink and stove or hot plate), consistent with the Building Code, provided that a common structure provides a fully equipped kitchen (e.g., containing a stove, refrigerator, and sink) and dining area available to all residents of the development.

4.    Approval Process. Applications for co-housing projects shall be processed pursuant to OMC 18.56.

5.    Common Areas. A note shall be added to the plat or site plan, as applicable, which establishes common areas and precludes their conversion to another use. (See OMC 18.100, Design Review, for applicable design guidelines.)

6.    Platting.

a.    Dwellings in co-housing developments (as allowed in Table 4.01 or 6.01 for the applicable district) are not required to be located on individual lots.

b.    Perimeter setbacks. The minimum building setbacks for unplatted co-housing developments in the R-4, R 4-8, and R 6-12 districts are as follows:

i.    Five feet from the side property line of an adjoining parcel.

ii.    20 feet from public rights-of-way and the rear property lines of adjoining parcels.

The setbacks required in Subsections a. and b. above may be reduced per OMC 18.04.080(H)(2) and 18.04.080(H)(5).

c.    Dwelling separation. Residential structures (i.e., houses, duplexes, and townhouse structures with up to four units) in co-housing developments in an R-4, R 4-8, or R 6-12 district, which are not on individual lots, shall be separated by at least ten feet along the site’s perimeter and six feet elsewhere. Dwellings on individual lots are subject to the applicable setback standards specified in Table 4.04 or 6.01.

(See OMC 18.100, Design Review, for applicable design guidelines.)

G.    COMMERCIAL GREENHOUSES, NURSERIES AND BULB FARMS.

As a condition of approval, applicants for commercial greenhouses, nurseries or bulb farms shall demonstrate to the satisfaction of the Hearing Examiner that said development will not pose a significant nuisance for residents of the surrounding neighborhood. Consideration shall be given to odor, noise and traffic generation, pesticide and herbicide use, hours of operation, and other relevant factors. In the Professional Office/Residential Multifamily District (PO/RM), the maximum gross floor area of a retail sales building shall be five thousand (5,000) square feet except in the PO/RM area west of Yauger Road adjacent to Harrison/Mud Bay Road, maximum gross floor area shall be ten thousand (10,000) square feet.

H.    COTTAGE HOUSING.

Cottage housing developments shall comply with the following requirements:

1.    Courtyard. The development shall contain a courtyard or usable landscaped area owned in common by the owners of the dwellings. (See OMC 18.04.080(J), Development Standards.)

2.    Site Design. Dwelling units shall be located on at least two (2) sides of the courtyard or common area. (See also OMC 18.175.100 Site Design: Cottage Housing.) A cottage may share a common wall with one other cottage.

3.    Number of Units. The development shall include no less than four and no more than 12 dwelling units per courtyard.

4.    Dwelling Size. The first story of dwellings in cottage developments, including any garage, shall not exceed 1,000 square feet in size. Two story structures shall not exceed 1600 square feet in size. Dwelling size does not include the area of a private garage.

5.    Parking. On-site parking may be accommodated in a shared parking lot(s). (See chapter 18.38 OMC, Parking.)

6.    Covenants. Covenants shall be recorded which establish common areas and preclude their conversion to another use.

7.    Platting. Dwellings in cottage housing developments may, but are not required to, be located on individual lots.

8.    Phasing. A proposed cottage housing development may be developed in phases. The project as a whole shall be portrayed on the site plan submitted for land use review, and proposed phases of development shall be shown on the same site plan. The site plan shall be reviewed in accordance with OMC Chapter 18.60 Land Use Review and Approval for compliance with all applicable requirements and standards. Each phase shown on an approved site plan shall individually receive review and approval for engineering, building and any other necessary permits in accordance with applicable standards and regulations. The site plan shall address the duration of each phase prior to land use or plat approval. The phasing plan shall not exceed five years, unless a development agreement specifying a longer time period has been approved and recorded in accordance with Chapter 18.53 OMC.

I.    CRISIS INTERVENTION SERVICES.

Crisis intervention services do not require a public hearing by the Hearing Examiner due to the need for location confidentiality. Applications for such facilities will be reviewed administratively and are allowed subject to the provisions of OMC 18.70.180, Conditional Uses, upon licensing of the proposed facility by the State.

J.    EXISTING USES.

Duplexes, parking lots (which are the primary use of the property), and drive-in and drive-through businesses which were legally established prior to June 19, 1995 are allowed as permitted uses in the districts specified in Table 4.01. Existing mineral extraction operations, veterinary clinics, and stables which were legally established prior to June 19, 1995 are allowed as conditional uses in the districts specified in Table 4.01. Such uses shall be treated the same as other allowed uses, consistent with applicable regulations and conditional use requirements. Other existing uses made nonconforming by this code are subject to the requirements of Chapter 18.37, Nonconforming Buildings and Uses.

K.    GROUP HOMES. Group homes are subject to the following requirements.

1.    License. Authorization for group homes is subject to the issuance of a license and/or certification by all appropriate local, state, and/or federal agencies. Use must be discontinued and vacated when local, state, or federal certification is withdrawn or expires. Uses not subject to such licensing and/or certification requirements may be operated only by government agencies or by organizations with a demonstrated capability to operate such programs (such as by having a record of successful operation of a similar program, or by maintaining a staff or board of directors with appropriate experience).

2.    An application for a group home housing seven or more unrelated persons is a Type II application pursuant to OMC 18.70.040. The City shall process an application for a group home housing more than 20 unrelated persons as an essential public facility.

3.    Separation. Group homes, housing six or more unrelated adults, must be separated from other group homes as shown on Table 4.02 and Table 4.03, except as otherwise precluded by state or federal law. When one group home is in an R-4, R 4-8 or R 6-12 district and another is not, the more restrictive separation standard applies.

4.    Lot Size. Group homes subject to conditional use approval with up to nine residents, exclusive of on-site staff, must have a minimum lot size of 7,200 square feet. An additional 500 square feet of lot area is required for each resident above nine residents.

5.    Site Plan. The applicant shall submit a detailed site plan with the application. The Hearing Examiner may increase the Development Standards specified in Table 4.04 as necessary to ensure compatibility of the group home with surrounding uses.

6.    Occupancy. Not more than 20 residents may be accommodated at one time, exclusive of required staff, in the R 4-8, R 6-12, MR 7-13, Neighborhood Center (NC), Urban Village (UV), Neighborhood Village (NV), and Community Oriented Shopping Center (COSC) districts.

7.    Maintenance. The operator of a group home shall maintain the group home in reasonable repair and keep the grounds trimmed and trash free.

8.    Confidential Shelters. An application for a confidential shelter housing seven or more unrelated persons is a Type II application pursuant to OMC 18.70.040. Neither Public Notice Requirements nor a public hearing is required.

[NOTE: Also see Section 18.04.060(W), Essential Public Facilities.]

L.    HOME OCCUPATIONS.

The purpose of the home occupation provisions is to allow for the use of a residential structure for a non-residential use which is clearly an accessory use to the residential use and does not change the residential character of the neighborhood. Home occupations meeting the below requirements are allowed in any district in which residential uses are permitted.

1.    Review. Prior to both initial occupancy and issuance of any business license, the business operator or the operator’s agent shall certify that the home occupation will conform with the applicable requirements.

2.    General Standards. The following are the general requirements for home occupations. Also see specific standards for family child care homes, adult day care homes, bed and breakfast houses, and counseling.

a.    Home occupations must be conducted within the principal residence of the permit holder, or within an accessory structure on the same property. Permit holders shall provide evidence thereof through such means as voter registration, driver’s license, tax statement, or other evidence of residency and sign a notarized affidavit attesting to their principal residence at the site.

b.    Home occupations are subject to inspections by City staff insofar as permitted by law. Permit holders shall execute a notarized affidavit agreeing to allow appropriate City staff the ability to conduct an inspection of the residence, after reasonable notice is given, to determine compliance with the home occupation permit.

c.    No person(s) other than the family member(s) who resides in the residence shall participate in the home occupation. The home occupation permit shall list the names of each resident who is employed by the business. Furthermore, the residence shall not be used as a place of congregation for work that occurs off the premises. This limitation shall not apply to short-term rental – homestays or properties abutting the west side of the 300 and 400 blocks of West Bay Drive Northwest.

d.    Home occupations shall occupy not more than twenty-five (25) percent of the total floor area of the dwelling or five hundred (500) square feet per dwelling unit, whichever is less; provided, however, that properties abutting the west side of the 300 and 400 blocks of West Bay Drive Northwest shall occupy not more than fifty percent (50%) of the total floor area of the dwelling or one thousand five hundred (1,500) square feet per dwelling unit, whichever is less. This limitation does not apply to family child care homes, adult day care homes, elder care homes, short-term rental – homestays, or bed and breakfast houses.

e.    The residential character of the lot and dwelling shall be maintained. The occupation shall be conducted entirely within a dwelling and/or accessory building by the occupant of the dwelling. A carport shall not be used for home occupations, except for parking. There shall be no structural alteration nor any exterior modification of the structure in order to accommodate the occupation.

f.    The occupation shall be conducted in such a manner as to give minimal outward appearance of a business, in the ordinary meaning of the term, that would infringe upon the right of the neighboring residents to enjoy peaceful occupancy of their homes.

g.    Except for adult daycare, child daycare, and bed and breakfast businesses, and short-term rental – homestays, the hours of operation, as related to customer or client visitations, shall be limited to no earlier than 7:00 a.m. and no later than 9:00 p.m.

h.    The following types of uses shall not be permitted as home occupations:

i.    Veterinarian, medical, and dental offices and clinics;

ii.    Vehicle sales or repair;

iii.    Contractors’ yards;

iv.    Restaurants;

v.    Exterminating services;

i.    No stock in trade shall be sold or displayed on the premises; provided, however, that this limitation shall not apply to properties abutting the west side of the 300 and 400 blocks of West Bay Drive Northwest. No equipment or material shall be stored on any exterior portion of the premises.

j.    Home occupations shall emit no noise, vibration, smoke, dust, odor, heat, glare, fumes, electrical interference, pollutants or waste products detrimental to the environment, public safety or neighborhood, beyond those normally emanating from residential uses.

k.    Home occupations shall comply with all applicable local, state or federal regulations. Requirements or permission granted or implied by this section shall not be construed as an exemption from such regulations.

l.    A home occupation permit issued to one (1) person residing in the dwelling shall not be transferable to any other person, nor shall a home occupation permit be valid at any address other than the one appearing on the permit.

m.    Any person engaging in a home occupation shall register as a business under Chapter 5.04 of the Olympia Municipal Code, and shall be subject to the Business and Occupation Tax levied by the Olympia Municipal Code.

n.    The applicant shall demonstrate compliance with all City and State licensing requirements, including those pertaining to building, fire safety, and health codes.

o.    Parking of customer, employee, or client vehicles shall not create a hazard or unusual congestion. No more than two (2) off-street parking stalls shall be provided in addition to any required for the residence. A driveway may be used as off-street parking. Except for commercial type postal carriers, traffic generated by the home occupation shall not exceed two (2) commercial vehicles per week. See OMC Chapter 18.38 for parking requirements for specific home occupations.

3.    Specific Home Occupation Standards.

a.    Family Child Care Home. Family child care homes are allowed in all districts permitting residences, subject to the following conditions:

i.    Structural or exterior alterations which would alter the single-family character of an existing single family dwelling or be incompatible with surrounding residences are prohibited.

ii.    Prior to initiation of child care services, each child care provider must file a Child Care Registration Form with the Department of Community Planning and Development. The child care provider must demonstrate compliance with the applicable requirements of the code as listed on the Registration Form. No fee will be required for registration.

b.    Adult Day Care Homes. Adult day care homes are permitted in the districts specified in Table 4.01 and Table 5.01, subject to the following conditions.

i.    No more than six (6) adults (at least eighteen (18) years of age) shall be cared for in an adult day care home.

ii.    Adult day care homes shall not operate for more than twelve (12) hours per day.

iii.    The primary care giver shall reside in the adult day care home.

iv.    Emergency medical care may be provided in adult day care homes, but not routine care necessitating the services of a licensed health care professional (e.g., dispensing of medicine or convalescent care). The caregiver must be certified in basic First Aid and cardiopulmonary resuscitation. First Aid supplies, including bandages and an antiseptic, shall be available on premises.

v.    A smoke detector must be provided in each room occupied by people in day care. A fire extinguisher (rated 2A10 BC or the equivalent) must be installed in a readily accessible location. It shall be the responsibility of the day care operator to maintain the smoke detectors and fire extinguisher in operating condition.

vi.    The structure and grounds accommodating an adult day care shall not be altered in such a way that they manifest characteristics of a business or pose a nuisance for the occupants of abutting properties.

c.    Bed and Breakfast Houses. Bed and breakfast houses are subject to the following conditions:

i.    The owner shall operate the facility and shall reside on the premises.

ii.    There shall be no more than five (5) guest (rental) rooms for persons other than the members of the operator’s immediate family.

iii.    No bed and breakfast establishment shall be located closer than two hundred (200) feet to another bed and breakfast establishment, as measured in a straight line from property line to property line.

d.    Counseling. Counseling by single practitioners is permitted as a home occupation under the following conditions:

i.    Counseling for sex offenders and substance abuse is prohibited.

ii.    Group sessions are prohibited (i.e., more than two (2) people per session). This limitation shall not apply to home occupations in properties abutting the west side of the 300 and 400 blocks of West Bay Drive Northwest.

e.    Short-Term Rental – Homestays. (See also JJ. Short-Term Rentals; OMC 18.38.100 Table 38.01; and OMC 18.43.130.B.)

i.    The property owner, or a long-term rental tenant, must reside in a residence offered as a short-term rental – homestay as their primary residence, including whenever a guest is residing in the homestay.

M.    HOSPICE CARE CENTER.

1.    Size. No more than five (5) patients may be cared for in hospice care centers located in a Mixed Residential 7-13 or Mixed Residential 10-18 district.

2.    The applicant shall submit proof of compliance with applicable state requirements (e.g., a license) as a condition of approval.

N.    LARGE MULTIFAMILY HOUSING PROJECTS.

To ensure that large multifamily housing projects provide a transition to adjoining lower density development, multifamily projects shall be subject to the following requirements:

1.    Mix of Dwelling Types.

a.    In the RM-18 and RMU districts, no more than seventy (70) percent of the total housing units on sites of five (5) or more acres shall be of a single dwelling type (e.g., detached single-family units, duplexes, triplexes, multi-story apartment buildings, or townhouses).

b.    Multifamily housing projects in the RM-18 or RMU districts on sites of five (5) or more acres, which abut an existing or approved multifamily development of five (5) or more acres, shall contain a mix of dwelling types such that no more than eighty (80) percent of the total units in both projects (combined) are of one (1) dwelling type. The Director (or Hearing Examiner if applicable) shall grant an exception to this requirement if the Director determines that topography, permanent buffers, or other site features will sufficiently distinguish the developments.

2.    Transitional Housing Types. In the RM-18, MR 7-13 and MR 10-18 districts detached single-family houses or duplexes shall be located along the perimeter (i.e., to the depth of one (1) lot) of multifamily housing projects over five (5) acres in size which are directly across the street and visible from existing detached single-family houses. Townhouses, duplexes, or detached houses shall be located along the boundary of multifamily housing sites over five (5) acres in size which adjoin, but do not directly face, existing detached single-family housing (e.g., back to back or side to side). The Director (or Hearing Examiner) may allow exceptions to these requirements where existing or proposed landscaping, screening, or buffers provide an effective transition between the uses. (See Chapters 18.170 Multi-Family Residential Design Guidelines and 18.36.140 Residential Landscape requirements.)

O.    MANUFACTURED HOMES.

A manufactured home is allowed in all zoning districts that allow single family residences, if the home meets the following criteria:

1.    Was originally constructed with and now has a composition or wood shake or shingle, coated metal, or similar roof of nominal 3:12 pitch; and

2.    Has exterior siding similar in appearance to siding materials commonly used on conventional site-built single family residences that are built pursuant to the applicable Building Code.

P.    MANUFACTURED OR MOBILE HOME PARKS.

The following requirements apply to all manufactured/mobile home parks subject to conditional use approval.

1.    Site Size. The minimum size for a manufactured or mobile home park shall be five (5) acres.

2.    Utilities. Manufactured or mobile home parks shall be completely and adequately served by City utilities.

3.    Lot Sizes. Each space or lot upon which a manufactured or mobile home is to be located shall be at least two thousand five hundred (2,500) square feet in area and have a minimum width of thirty (30) feet, exclusive of common parking areas and driveways.

4.    Accessory Buildings. Buildings and structures accessory to the primary residence (manufactured home, mobile home, or recreational vehicle) located on an approved pad within the manufactured/mobile housing park shall be allowed, provided at least fifty (50) percent of the pad/site remains unencumbered by structures. An accessory roof or awning may be attached to a manufactured or mobile home and shall be considered a part thereof. Automobile parking spaces, which are not computed in the space or lot area, may be covered with a carport.

5.    Access. All drives within the park shall be hard surfaced. Sidewalks and paths shall be provided consistent with applicable City Development Standards.

6.    Clearance. There shall be at least ten (10) feet clearance between manufactured or mobile homes. Manufactured or mobile homes shall not be located closer than ten (10) feet from any building within the park or from any property line bounding the park.

7.    Screening. There shall be sight-obscuring fencing (see Section 18.40.060(D), Fencing), landscaping, or natural vegetated buffers at least eight (8) feet wide on all sides of the park. Such screening shall contain openings which provide direct pedestrian access to adjoining streets and trails.

8.    Open Space. At least five hundred (500) square feet of ground area for each manufactured or mobile home space shall be made available in a centralized location or locations for recreational uses. (See Section 18.04.080(J).) At least fifty percent (50%) of such open space shall comply with soil and vegetation protection area standards.

9.    Lighting. Access roadways and recreational areas shall be provided with general area lighting at no less than five-tenths (5/10) foot candle intensity as measured at ground level.

10.    Site Plan. A complete and detailed plot plan shall be submitted to the Hearing Examiner for approval. The plan shall show the locations and dimensions of all contemplated buildings, structures, spaces, driveways and roads and recreational areas. The City may require additional information as necessary to determine whether the proposed park meets all the above mentioned conditions and other applicable provisions of this code.

Q.    MIXED RESIDENTIAL DISTRICTS.

Development in Mixed Residential Districts shall comply with the following requirements:

1.    Mix of Dwelling Types. Each housing project in the Mixed Residential 7-13 and Mixed Residential 10-18 districts shall attain a mix of housing types consistent with the following.

a.    Mixed residential 7-13 district.

i.    A minimum of sixty-five (65) percent and a maximum of seventy-five (75) percent of the total authorized units in a development must be single family dwellings. At least seventy (70) percent of these single family dwellings must be detached.

ii.    A minimum of twenty-five (25) percent and a maximum of thirty-five (35) percent of the authorized housing units shall consist of duplexes, triplexes, or larger apartment buildings. A maximum of fifteen (15) percent of the authorized dwelling units may be contained in apartment buildings with five (5) or more units.

b.    Mixed residential 10-18 district.

i.    A minimum of thirty-five (35) percent and a maximum of seventy-five (75) percent of the authorized dwelling units in a development must be single family dwellings.

ii.    A minimum of twenty-five (25) percent and a maximum of sixty-five (65) percent of the authorized dwelling units shall consist of duplexes, triplexes, or larger apartment buildings. A maximum of fifty-five (55) percent of the authorized units may be contained in apartment buildings with five (5) or more units.

Housing types in MR Districts must be intermixed.

FIGURE 4-1

c.    Housing developments in the MR Districts shall intermix housing types rather than segregating them from one another. (Also see Section 18.04.060(N)(2).)

i.    No more than two (2) apartment buildings with more than five (5) units shall be contiguous to one another (uninterrupted by another housing type). Buildings separated by streets shall be considered contiguous.

ii.    No more than three (3) townhouse structures (contained a maximum of four (4) units) shall be contiguous to one another, consistent with Chapter 18.64, Townhouses.

iii.    No more than three (3) duplexes, triplexes or fourplexes shall be contiguous to one another.

2.    Large or Phased Subdivisions. Proposed subdivisions in the MR 7-13 or MR 10-18 districts containing more than five (5) acres or creating tracts for future subdivision shall be processed pursuant to Chapter 18.56. The master plan for the development shall show how the entire site (in contiguous ownership) will be subdivided/developed consistent with the requirements contained in a. above and other relevant provisions of this Code.

3.    Compliance with Standards. Subdivision plats for property in the MR 7-13 or MR 10-18 districts shall include a restriction prohibiting any future subdivision of lots or tracts which would increase the density in the original project area beyond the maximum density allowed in Table 4.04 (and as hereafter amended) or deviate from the mix of dwelling types required in a. above.

R.    WORKSHOP FOR DISABLED PEOPLE.

All nonprofit institutions serving the mentally or physically challenged which are subject to conditional use approval shall comply with the standards for commercial, business and trade schools (Section 18.06.060(X)).

S.    NURSING OR CONVALESCENT HOME.

The Director or Hearing Examiner, as applicable, may increase the minimum lot size, screening, setback and other requirements for nursing and convalescent homes as necessary to ensure their compatibility with adjacent residential uses.

T.    PARKS AND PLAYGROUNDS.

1.    Neighborhood Parks. Neighborhood parks are allowed as permitted uses in the districts specified in Table 4.01, provided they comply with the following provisions. Proposed parks which do not comply with these provisions must be processed as conditional uses.

a.    The proposed park will not contain athletic fields which are lighted or designed for organized, competitive team sports (e.g., regulation size softball or soccer fields).

b.    The proposed park site does not abut a convalescent/nursing home or hospital, except where the facility’s administrator indicates in writing that such a park would be compatible with the use.

c.    The park will close by 10:00 p.m.

d.    The park will contain no more than 10 parking spaces.

e.    The park will be no larger than 10 acres.

2.    Public Trails. Public trails are allowed as permitted uses in all residential districts provided that the parking area at the trail head(s) contains space for no more than 10 motor vehicles. Trails served by parking lots with capacity for more than 10 motor vehicles are conditional uses.

3.    Public Open Space. Public open space is allowed as a permitted use in all residential districts provided that any associated parking area contains space for no more than 10 motor vehicles. Public open spaces served by parking lots with capacity for more than 10 motor vehicles are conditional uses.

4.    Conditional Use Requirements. The following requirements apply to all public parks, playgrounds, and recreation facilities subject to conditional use approval. [NOTE: Tennis, basketball, and similar recreational courts and facilities built in conjunction with a residential development are considered as an accessory use and do not require conditional use approval, provided the use of the facilities is limited to residents of that development and their guests. Athletic facilities are accessory to a place of worship if the use is limited to members and guests.]

a.    Outdoor play areas must be sited and screened to protect the neighborhood from noise and other disturbances which would pose a nuisance for occupants of adjoining residences.

b.    If food service facilities are proposed as part of the park, they must be noted separately in the plans and given specific consideration by the Decision Authority.

c.    If the facility will contain food service facilities or is intended to be used for tournaments, the owner or operator shall provide additional parking as required by the Decision Authority.

d.    The Decision Authority shall approve recreational facilities only if the proposed facility will not have a significant adverse effect on the immediate neighborhood.

U.    PLACES OF WORSHIP.

The following requirements apply to all places of worship subject to conditional use approval.

1.    Location. Before a place of worship may be located in an R-4, R 4-8, R 6-12, MR 7-13 or MR 10-18 district, at least one of the following locational criteria must be met:

a.    The proposed place of worship must be located within 300 feet of an arterial street, major collector street, or an access point on a highway; or

b.    The site is within 300 feet of a school and/or park; or

c.    The place of worship was the legal owner of the property prior to June 20, 1961.

2.    Plan Review. The applicant shall submit for approval plans showing the site layout and design of proposed buildings.

3.    Size. The minimum lot size must be 20,000 square feet.

4.    Dwelling Units. Any dwelling in conjunction with a place of worship must comply with the provisions governing residential uses in the district where it is located.

5.    Conversion. No existing building or structure may be converted to a place of worship unless such building or structure complies or is brought into compliance with the provisions of this code and any other applicable City regulations.

6.    Screening. There must be sight-obscuring screening along the perimeter of parking lots adjunct to a place of worship which are located across the street from or abutting a residential use. (See chapter 18.36 OMC, Landscaping and Screening.)

7.    Associated Uses. Uses sponsored by a place of worship such as day-schools, auditoriums used for social and sports activities, health centers, convents, preschool facilities, convalescent homes, and others of similar nature must be considered separate uses subject to the provisions of the district in which they are located. (See OMC 18.04.060(D) which provides for child care centers as accessory uses.)

V.    PUBLIC FACILITIES.

The following requirements apply to all public facilities in residential districts. (Also see Section 18.04.060(W), Public Facilities-Essential.)

1.    Location. Public buildings, park-and-ride lots, and bus transfer stations shall be located along arterial or major collector streets.

2.    Site Design. The Hearing Examiner may deviate from the development standards specified in Section 18.04.080, based on other developments within the neighborhood and the utilization and functions of the use being established. In no case, however, shall the lot size be less than the minimum lot size established by Table 4.04. Landscaping and screening shall meet the requirements for commercial uses, as specified in Chapter 18.36, Landscaping and Screening.

3.    Ownership. If the facility is in a residential district (listed in Chapter 18.04 or 18.05), it must be owned or leased by a governmental agency. Property under lease to the government must be subject to an agreement establishing a clear intent to purchase, beyond an option to purchase.

4.    Storage Facilities. If the facility is intended for storage of equipment or materials, it shall be limited to serving the section of the city in which it is located. Storage of park equipment and materials shall be considered accessory to the park and shall not be subject to this requirement.

W.    PUBLIC FACILITIES, ESSENTIAL.

The following essential public facilities are allowed subject to the conditions below and any other applicable provisions of this code: Colleges; group homes (not including secure community transition facilities); sewage treatment facilities; communication towers and antennas; state highways; and railroad lines. An application for an Essential Public Facility is a Type III application pursuant to OMC 18.70.040.

1.    Classification of Essential Public Facilities. Essential public facilities are classified as follows:

a.    Type A: These are major facilities serving or potentially affecting more than one county. They include, but are not limited to, regional transportation facilities; state correction facilities; and colleges.

b.    Type B: These are local or interlocal facilities serving or potentially affecting residents or property in more than one jurisdiction. They include, but are not limited to, county jails, county landfills, community colleges, sewage treatment facilities, communication towers, and group homes. [NOTE: Such facilities which would not have impacts beyond the jurisdiction’s boundary would be Type C facilities.]

c.    Type C: These are facilities serving or potentially affecting only Olympia. In order to enable the City to determine the project’s classification, the applicant shall identify the approximate area within which the proposed project could potentially have adverse impacts, such as increased traffic, public safety risks, noise, glare, or emissions.

2.    Notification. Prospective applicants for Type A or Type B essential public facilities shall provide early notification and involvement of affected citizens and jurisdictions as follows:

a.    At least 90 days before submitting an application for a Type A or Type B essential public facility, the prospective applicant shall notify the affected public and jurisdictions of the general type and nature of the proposed project. This must include identification of sites under consideration for accommodating the proposed facility, and the opportunities to comment on the proposal. Applications for specific projects may not be considered complete without proof of a published notice regarding the proposed project in a local newspaper of general circulation. This notice must include the information described above and must be published at least 90 days prior to submission of the application. [NOTE: The purpose of this provision is to enable potentially affected jurisdictions and the public to collectively review and comment on alternative sites for major facilities before the project sponsor has made a siting decision. The Thurston Regional Planning Council may provide the project sponsor and affected jurisdiction(s) with their comments or recommendations regarding alternative project locations during this 90 day period.]

3.    Critical Areas. Essential public facilities may not have any probable, unmitigatable, significant adverse impact on Critical Areas.

4.    Proximity to Arterials. Essential public facilities which are expected to generate more than 500 motor vehicle trips during the hour of peak traffic generation must be sited within one-fourth (1/4) mile of a highway or arterial street served, or planned to be served, by mass transit.

5.    Analysis of Alternative Sites. Applicants for Type A essential public facilities shall provide an analysis of the alternative sites considered for the proposed facility. This analysis must include the following:

a.    An evaluation of the sites’ capability to meet basic siting criteria for the proposed facility, such as size, physical characteristics, access, and availability of necessary utilities and support services;

b.    An explanation of the need for the proposed facility in the proposed location;

c.    The sites’ relationship to the service area and the distribution of other similar public facilities within the service area or jurisdiction, whichever is larger;

d.    A general description of the relative environmental, traffic, and social impacts associated with locating the proposed facility at the alternative sites which meet the applicant’s basic siting criteria. The applicant shall also generally describe proposed mitigation measures to alleviate or minimize significant potential impacts; and

e.    A description of the process used to identify and evaluate the alternative sites.

X.    UTILITY FACILITY.

1.    Permitted and Conditional Facilities. All utility actions and facilities described in SEPA, WAC 197-11-800, Part Nine, Item 23, Categorical Exemptions, shall be permitted uses. In addition, Item 23(b) shall be modified for the purposes of this section to include any utility actions and facilities specifically addressed in any adopted water, sewer, stormwater, drainage basin, or similar plan that has been subject to a public hearing, and any utility actions and facilities needed to correct system deficiencies or to satisfy other ministerial requirements when performed in conjunction with minor road and street improvements as described in SEPA Rules, WAC 197-11-800, Part Nine, Item 2(c). All other non-exempt actions and facilities shall require a conditional use permit.

For purposes of this Section, SEPA WAC 197-11-800 Part Nine, Item 23(d) shall be modified as follows: All natural gas lines of twelve (12) inches in nominal diameter or less, and appurtenances, are allowed within a dedicated and opened public right-of-way (improved public access) or easement adjacent to such right-of-way. Twelve (12) inch nominal diameter lines or greater which are located elsewhere require conditional use approval.

2.    Conditional Use Requirements. The following requirements apply to all public utilities subject to conditional use approval.

a.    Demonstration of need. The applicant must demonstrate to the satisfaction of the Hearing Examiner, the need for the particular public utility in the proposed location.

b.    Plans. The applicant shall submit complete plans showing the elevations and locations of the buildings and structures, together with locations of buildings and pertinent topographic features and adjoining properties. Approval of such plans shall be contingent upon compatibility with surrounding properties.

c.    Nuisances. Rotary converters, generating machinery, or other equipment that would cause noise, electrical interference or similar disturbances beyond the property line are prohibited.

d.    Storage. Outdoor storage of motor vehicles or materials is prohibited.

e.    Screening. The site shall be screened; however, if the facility is entirely enclosed within a building, landscaping is sufficient. (See Chapter 18.36, Landscaping and Screening.)

Y.    RACING PIGEONS.

1.    Quantity. No more than fifty (50) performing or racing pigeons shall be maintained on any parcel less than one (1) acre in size. No more than one hundred (100) performing or racing pigeons shall be maintained on any parcel one (1) acre or larger in size.

2.    Identification. Racing and performing pigeons shall be identified by a leg band containing the name or initials of the owner, or an identification number.

3.    Maintenance. Racing and performing pigeons shall be maintained only in a loft which:

a.    Is constructed in accordance with the standards for accessory structures.

b.    Is located within the rear half of a lot and in accordance with the setback requirements for accessory structures.

c.    Is maintained in a sanitary, hygienic condition so as not to create offensive odors, noise or nuisances.

i.    Pigeons shall be maintained in a healthy, disease free condition.

ii.    Loft scrapings, dead birds and other wastes shall be disposed of regularly and in a manner which does not create a health hazard or nuisance.

4.    Release. Pigeons shall be released only for training and performing purposes, and shall not perch or linger on, or destroy or deface, the buildings or property of neighboring residents.

Z.    RADIO, TELEVISION, AND OTHER COMMUNICATION TOWERS.

Radio, television, and other communication towers shall meet the requirements of Sections 18.04.060(W) and 18.44.100.F.

AA.    RMH and UR DISTRICTS COMMERCIAL USE REQUIREMENTS.

1.    Commercial uses in the RMH District (see Table 4.01) shall only be allowed in mixed use buildings and shall not exceed five thousand (5,000) square feet in size.

2.    Commercial uses in the UR District (See Table 4.01) shall only be allowed in mixed use buildings and shall not exceed ten percent (10%) of gross floor area or five thousand (5,000) square feet in size, whichever is smaller.

3.    In the UR District, on half block areas facing Union Street office/commercial or other allowed uses equivalent to one story may be built when part of a housing project.

BB.    RMU DISTRICT REQUIREMENTS.

Projects in the RMU District shall comply with the following requirements:

1.    Proportions of Residential and Commercial Development.

a.    Residential development shall comprise at least fifty (50) percent of the gross floor area of any development permitted in this district after January 1, 1994. Non-residential conditional uses are exempt from this residential requirement. Housing required in this district must be located within the contiguous RMU District in which the proposed commercial component of the project is located.

b.    Up to fifty (50) percent of the total building floor area for a development in the RMU District may consist of commercial development in the following configurations:

i.    Mixed use buildings; or

ii.    Commercial and residential uses in separate buildings on the same site; or

iii.    Commercial and residential uses on separate sites within a contiguous district.

2.    Occupancy. Housing constructed as part of a mixed-use project must receive final inspection at the same time as, or in advance of, issuance of an occupancy permit for non-residential portions of the project.

3.    Conversion. Housing provided to satisfy this requirement shall not be converted to commercial use. [NOTE: A deed restriction may be used to satisfy this requirement.]

CC.    SCHOOLS.

The following requirements apply to all academic schools subject to conditional use approval. Colleges are also subject to the following conditions when locating in a residential or village district (listed in this chapter and chapter 18.05 OMC).

1.    Site Size. Middle and high schools in residential and village districts (listed in chapters 18.04 and 18.05 OMC) and elementary schools in all districts must have a minimum site size of one acre per 100 students (e.g., one to 100 students) requires a one acre site; a two acre site is needed for an enrollment of 101 students to 200 students. The Decision Authority may allow smaller school sites if the applicant demonstrates that:

a.    The size of the site is sufficient to accommodate proposed facilities and activities without creating significant adverse impacts upon residents of adjoining properties; and

b.    The proximity and typical impact (e.g., noise, glare, and emissions) of adjoining uses would not routinely disrupt students.

2.    Outdoor Play Area. Sites accommodating elementary schools with 10 or more students must contain at least two square feet of open space (consistent with OMC 18.04.080(J)(1)) for every one square foot of floor area devoted to classrooms. This open space must contain an outdoor play area (open or covered) equipped with play equipment suitable for the students’ age group. No dimension of such play areas may be less than 20 feet.

3.    Building Size. The building, or the portion of the building used as a school, must contain at least 80 square feet of gross floor area per student enrolled at the school. The Decision Authority may allow a smaller building size if the applicant demonstrates that less space is needed to accommodate the proposed school.

4.    Screening. Any portion of the site which abuts upon a residential use must be screened. (See chapter 18.36 OMC, Landscaping and Screening.)

5.    Portables. Portable classrooms are permitted as accessory uses for an existing school. However, installation of more than 10 portables per school requires type II conditional use approval. All portables and other accessory buildings must comply with screening requirements in 4. above.

6.    Building Expansion. Building expansion depicted in a City-approved master plan or comprising no more than 10 percent of a preapproved floor plan is permitted.

DD.    TEMPORARY USES.

1.    Intent. Certain uses, when active for a limited period of time and when properly regulated, can be compatible, or otherwise limited in impact to neighboring properties and the general community. In accord with this intent, no temporary use shall be allowed unless a temporary use permit is approved by the City as prescribed by this section. Each separately proposed activity or use shall require a separate permit and payment of the fee required by OMC 4.40.010(A).

2.    General Standards. Temporary uses are subject to the following regulations:

a.    No temporary use shall be permitted on public rights-of-way, unless a rights-of-way obstruction permit is authorized by the Public Works Department.

b.    Temporary uses not listed in the use table in this chapter may be authorized by the applicable approval authority, provided such temporary uses are similar to and no more intensive than other temporary uses permitted in the district in which the subject property is located.

c.    The applicable approval authority may apply additional conditions to any temporary use permit in order to:

i.    Ensure compliance with this chapter;

ii.    Ensure that such use is not detrimental to neighboring properties and the community as a whole; and

iii.    Ensure compliance with the International Building Code.

d.    Within three (3) days after termination of the temporary use permit, such use shall be abated and all structures, signs and evidence of such use removed. The City may require a financial surety be posted by the applicant upon application to defray the costs of cleanup and repair of the property should the permittee fail to do so. The property owner is responsible for any abatement action and costs should the permittee fail to properly clean and repair the property.

e.    Temporary use permits not exercised within thirty (30) days of issuance shall be null and void.

3.    Specific Temporary Use Standards. The following temporary uses are permitted subject to the requirements below.

a.    Use of mobile homes and recreational vehicles as emergency housing during reconstruction of a dwelling following damage sustained from earthquake, fire, storm or other natural disaster, not to exceed the period of reconstruction.

b.    A recreational vehicle may be used as temporary housing during the construction of a primary residence, for a period not to exceed twenty four (24) months; provided all of the following criteria are met:

i.    The recreational vehicle must be occupied by the property owner and cannot exceed manufacturer recommended occupant loads/levels. The owner of the property must be the registered owner of the recreational vehicle. The owner shall provide proof of current vehicle registration, insurance, and a valid driver’s license.

ii.    Occupancy of the recreational vehicle is limited to the time necessary for construction in which occupation of the primary residence is prohibited by the scope of work and no other residence onsite is available.

iii.    Occupation of the recreational vehicle may not exceed twenty four (24) months. Extensions are not permitted.

iv.    The owner shall provide the building permit number for the construction at the time of application for the Temporary Use Permit and the building permit approval must be conditioned to ensure the recreational vehicle has been vacated, relocated to an approved storage location, and detached from the sewer/septic system prior to occupancy of the primary residence being constructed.

v.    The recreational vehicle must contain at least one internal toilet and at least one internal shower and must include a Recreational Park Trailer or Recreation Vehicle label from Washington State Labor and Industries (or equivalent agency if from another state). The owner shall provide proof of compliance with these requirements with the Temporary Use Permit Application.

vi.    The recreational vehicle must be connected to the sanitary sewer or an onsite sewage system in compliance with OMC 13.08.090 and all applicable Thurston County Regulations for the duration of the occupation and connection to the approved sewer/septic system. The recreational vehicle must be disconnected from the sewer/septic system prior to occupancy of the residence.

c.    One model home per five acres may be constructed in each subdivision prior to final plat approval. Model homes shall contain a functional restroom served by City water. The applicant for a model home permit shall provide adequate parking and emergency access. The Director may authorize appropriate temporary provisions of water and sewer service and other utilities prior to final plat approval. Operation of model homes shall cease when building permits have been issued for ninety (90) percent of the subdivision’s lots.

d.    Residences rented for personal social events, such as wedding receptions, private parties or similar activities. No more than six (6) such events may occur during any one (1) year.

e.    Temporary, commercial wireless communications facilities, for the purposes of providing coverage of a special event such as news coverage or sporting event. Such facilities must comply with all federal and state requirements. Temporary wireless communications facilities may be exempt from the provisions of Chapter 18.44 up to one week after the duration of the special event.

4.    Violations. At any time when such temporary use is operated in violation of required conditions of this section, or otherwise found to constitute a nuisance, the City may revoke the temporary use permit. The permittee shall be given notice of and an opportunity to contest the revocation prior to a final determination. If, in the opinion of the approval authority, the violation poses a life, health, or safety threat, the temporary use permit may be revoked immediately, and the permittee shall be given the opportunity to request reconsideration and/or appeal.

EE.    GARAGE PLACEMENT AND WIDTH.

(Also see chapter 18.100 OMC, Design Review, and chapter 18.175 OMC, Infill and Other Residential.)

1.    Applicability. The standards listed in Subsection 3 below apply only to:

a.    Single-family dwellings on lots of less than 5,000 square feet in size;

b.    Single-family dwellings on lots within the areas depicted by Figure 4-2a;

c.    Duplexes;

d.    Triplexes;

e.    Fourplexes;

f.    Courtyard apartments; and

g.    Cottage housing.

2.    Exceptions. The dwellings listed in Subsection 1(a) above are exempt when located on one of the following types of lots:

a.    Lots fronting on private access lanes (see the City of Olympia Engineering Design and Development Standards as adopted in chapter 12.02 OMC) where the garage would not face a public street;

b.    Flag lots (see chapter 18.02.180 OMC, Definitions, Lots);

c.    Wedge-shaped lots (see chapter 18.02.180 OMC, Definitions, Lots); and

d.    Lots with trees or topography which preclude compliance with the provisions of this Section, as determined by the approval authority.

3.    Garage Standards.

a.    Garages shall not protrude ahead of the dwelling’s ground floor front facade more than:

i.    Eight feet on two story dwellings (i.e., dwellings with habitable space above the ground floor); or

ii.    Four feet on single-story dwellings.

These requirements above (i. and ii.) do not apply to garages with doors which do not face the street (see OMC 18.175.060, Garage Design), or garages flush with the supporting posts of covered porches which span the remainder of the dwelling’s front facade.

b.    Garage width shall not exceed the following percentage of the dwelling’s front facade:

i.    Two-story dwellings (containing habitable space above the ground floor): sixty percent.

ii.    Single-story dwellings: 50 percent.

For purposes of the above measurements, garage width shall include the garage doors facing the street plus any required supporting panel. The dwelling’s facade shall be measured in a straight line, parallel to the building face, between the outermost ends of the facade facing the street. See Figure 4-2b.

Areas Subject to Infill Regulations

Where the boundary coincides with a street, lots on both sides of the street are subject to the applicable regulations and design guidelines.

FIGURE 4-2a

Measurement of Front Facade

FIGURE 4-2b

FF.    RESERVED.

GG.    ELECTRIC VEHICLE INFRASTRUCTURE (EVI).

Electric Vehicle Infrastructure shall be considered an accessory use when it meets any of the following criteria:

1.    A battery charging station is sited on the premises of a single family home for residential use and not commercial use;

2.    When any Level 1 or 2 charger is sited within a parking lot or parking structure; or

3.    When any battery charging station or a single battery exchange station is sited on the premises of a service station.

HH.    DUPLEXES ON CORNER LOTS AND SINGLE ROOM OCCUPANCIES.

A.    Duplexes are allowed on all corner lots in all zoning districts that permit single-family residences provided the applicant can demonstrate compliance with other development standards, such as setbacks, lot coverages, building height and number of stories, stormwater provisions, parking, and design review.

B.    Single-room occupancies in the R 6-12 Zoning District are subject to the Infill and Other Residential Design Review provisions, chapter 18.175 OMC.

II.    COURTYARD APARTMENTS.

Courtyard Apartment housing developments shall comply with the following requirements:

1.    Courtyard. The development shall contain a courtyard or usable landscaped open space area for the shared use and enjoyment of the residents of the dwellings. All residential units shall have direct access to the courtyard.

2.    Site Design. Dwelling units shall be located on at least two (2) sides of the courtyard. Open space shall be provided as follows:

a.    A minimum of four hundred fifty (450) square feet of private, contiguous, usable, open space shall be provided adjacent to each dwelling unit. No dimension of this open space area shall be less than ten (10) feet in any direction.

b.    A minimum of fifteen hundred (1500) square feet or two hundred (200) square feet per unit, whichever is more, shall be provided in common open space (e.g., available for the use of all residents of the development). This open space shall be contained in a contiguous area with no dimension less than twenty (20) feet. A substantial portion of such open space shall be sufficiently level (e.g., less than five (5) percent slope) and well drained to enable active use, as determined by the City.

c.    Parking and maneuvering areas for automobiles do not count toward open space areas.

3.    Number of Units. The development shall include no less than four (4) and no more than twelve (12) dwelling units per courtyard. The units may be attached to or detached from each other.

JJ.    SHORT-TERM RENTALS.

Short-Term Rentals are allowed in the districts specified in Tables 4.01, 5.01, and 6.01 subject to the following requirements. Violations are subject to civil penalties and suspension and/or revocation of a City license or permit.

1.    The following requirements apply to all short-term rentals:

a.    The number of overnight guests is limited to two (2) adults per bedroom, except children under twelve (12) years of age may occupy a bedroom with no more than two (2) adults.

b.    In any single short-term rental, the total number of overnight guests is limited to a maximum of ten (10) adults or the maximum provided by OMC 18.04.060.JJ.1.a, whichever is less. In a short-term rental – homestay, the property owner or long-term rental tenant is included in counting the maximum number of overnight guests.

c.    A short-term rental operator shall obtain any required City and State business license(s).

d.    A short-term rental operator shall comply with Revised Code of Washington Chapter 64.37, and all other applicable local, state, and federal laws and regulations and shall pay all applicable local, state, and federal taxes.

e.     A short-term rental operator shall provide the City the name, phone number, and address of a person who resides within fifteen (15) miles of the short-term rental, or within Thurston County, who is responsible to represent the short-term rental operator to immediately respond to City requests to enforce applicable laws and rules.

f.    A short-term rental operator shall post a copy of City of Olympia business license, and land use permit if applicable, in a conspicuous location in the short-term rental.

g.    No short-term rental is allowed on a property for which there exists a Final Certificate of Tax Exemption issued under OMC 3.57.

h.    No short-term rental is allowed in any dwelling unit to which any income restrictions are in effect under any local, state, or federal authority.

2.    The following requirements apply to short-term rental-homestays only: (see also 18.04.060.L)

a.    The property owner, or a long-term rental tenant, must reside in a residence offered as a short-term rental – homestay as their primary residence, including whenever a guest is residing in the homestay.

b.    No land use permit is required for a short-term rental – homestay.

3.    The following requirements apply to short-term rental-vacation rentals only:

a.    In addition to other required permits and licenses, a land use permit is required from the Department of Community Planning and Development for each vacation rental unit. Vacation rental permits are valid for two (2) years from the date of issuance, and may be renewed by the City upon application.

b.    No short-term rental operator is permitted to own, operate, or have any interest in more than two (2) short-term rental – vacation rental units in the City of Olympia.

i.    Existing short-term rental – vacation rentals. Operators that own, operate, or have any interest in more than two (2) short-term rental – vacation rental units in the City of Olympia as of September 26, 2021 may be approved as long as those units are in continuous use as short-term rental – vacation rentals, and provided all other applicable requirements are met.

c.    No more than two (2) short-term rental - vacation rental units are permitted on any legal parcel of land containing a single-family home.

d.    Notwithstanding OMC 18.04.060.JJ.3.c., a short-term rental - vacation rental unit may be permitted in one (1) dwelling unit or three percent (3%) of the non-income-restricted dwelling units, whichever is greater, on a legal parcel of land, or adjacent parcels in common ownership, containing one (1) or more buildings with two (2) or more units.

(Ord. 7400 §§2 – 7, 2024; Ord. 7364 §§20 – 25, 2023; Ord. 7321 §§5, 6, 2022; Ord. 7310 §4, 2022; Ord. 7289 §§5, 6, 2021; Ord. 7288 §§16, 17, 2021; Ord. 7267 §§4 – 8, 2020; Ord. 7257 §§4, 5, 2020; Ord. 7205 §§2, 3, 2019; Ord. 7187 §3, 2019; Ord. 7094 §§1 – 3, 2017; Ord. 7027 §§20, 21, 2016; Ord. 6973 §1, 2015; Ord. 6967 §17, 2015; Ord. 6842 §4, 2013; Ord. 6759 §3, 2011; Ord. 6592 §3, 2008; Ord. 6581 §2, 2008; Ord. 6517 §9-11, 2007; Ord. 6395 §16-21, 2006; Ord. 6323 §4, 2004; Ord. 6273 §12 §15, §17, 2003; Ord. 6261, §1, 2002; Ord. 6229 §2, 2002; Ord. 6210 §3, 2002; Ord. 6140 §17, §18, §19, 2001; Ord. 6092 §1, 2001; Ord. 5907 §2, 1999; Ord. 5830 §3, 1998; Ord. 5801 §2, 1998; Ord. 5787 §1, 1998; Ord. 5714 §5, 32, 1997; Ord. 5664 §3, 1997; Ord. 5661 §2, 1996; Ord. 5595 §3, §4, §5, 1995; Ord. 5535 § 1, 1995; Ord. 5517 §1, 1995).

(Ord. 7400 §25, 2024; Ord. 7310 §5, 2022; Ord. 7267 §9, 2020; Ord. 7249 §5, 2020; Ord. 7094 §4, 2017; Ord. 7027 §22, 2016; Ord. 6842 §5, 2013; Ord. 6594 §6, 2008; Ord. 6517 §12, 2007).

Table 4.04 identifies the basic standards for development in each residential district contained in this chapter. The sections referenced in Table 4.04 refer to the list of additional regulations below.

A.    Maximum Housing Densities.

1.    Calculation of Maximum Density.

a.    The maximum housing densities specified in Table 4.04 are based on the total area of the entire site, including associated and/or previously dedicated right-of-way, but not including streams, wetlands, landslide hazard areas, "important habitat areas," and "important riparian areas" and land to be dedicated or sold for public parks, schools, or similar non-residential uses.

b.    Convalescent homes. Convalescent homes and nursing homes containing dwelling units which rely on shared cooking/dining facilities count as one dwelling unit for purposes of the maximum density calculation. Independent dwelling units (i.e., containing a bed, bathroom and a kitchen with a sink, stove, and refrigerator) in convalescent/nursing homes, however, are counted as individual dwelling units in the density calculation. The density for a site or parcel containing a convalescent/nursing home which is part of a larger project is calculated separately from other portions of the site under development (i.e., density may not be transferred from a site occupied by a nursing home to another portion of the development).

2.    Mixed Residential and Multifamily Districts. The maximum housing densities shown in Table 4.04 refer to the maximum density of each project. Projects within multiple districts must conform with the density for the portion in each district.

3.    Accessory Dwelling Units. Accessory dwelling units built on infill lots are not subject to the maximum density limits specified in Table 4.04. In addition, accessory units built on a maximum of 20 percent of a subdivision’s lots prior to the time the primary unit on the lot is initially sold are not subject to the maximum density limitations.

4.    Density Bonuses. The maximum housing densities identified in Table 4.04 may be increased and authorized by the Director or by the hearing examiner as noted below, provided, however, that in the R 4-8 District, TDRs must be obtained (see OMC 18.04.080(A)(5)):

a.    Restoration of Critical Areas. At the request of the applicant, the Hearing Examiner may grant a density bonus of up to 20 percent for sites on which damaged or degraded wetlands or stream corridors (e.g., streams and stream banks within the outer limits of any required buffer) will be restored and maintained according to specifications approved by the City. A Request for this density bonus must accompany the land use application and is a Type III application pursuant to OMC 18.70.040, except as provided in OMC 18.04.080(A)(4)(b-d). Prior to taking action on a request for this density bonus, the Hearing Examiner shall consider the public’s comments, the expected public benefit that would be derived from such restoration, the probable net effect of the restoration, and the increased density on the site, the relative cost of the restoration and the value of the increased density, and the potential impact of increased density on surrounding land uses, traffic, infrastructure, schools, and parks. The City may require the applicant to provide an estimate of the cost of the proposed restoration and other information as necessary to make this determination. This bonus does not apply to site features which were damaged in the course of a current project (e.g., under an active permit) or as a result of an illegal or intentional action by the current property owner or their representative.

b.    Cottage housing. Cottage housing projects receive a 50 percent density bonus.

c.    Townhouses. Townhouses receive a 15 percent density bonus in the R 4-8 and R 6-12 districts.

d.    Low income housing. A density bonus is granted for low income housing (see Section 18.02.180, Definitions) at the rate of one additional housing unit allowed for each unit of low income housing provided, up to a maximum of a 20 percent bonus.

The applicant shall submit to the Department a document approved by the City Attorney stating that the low income housing which is the basis for the density bonus will remain for a period of at least 20 years from the date the final inspection is conducted by the Building Official. This document must be recorded, at the applicant’s expense, at the Thurston County Auditor’s Office as part of the chain of title of the affected parcels.

5.    Transfer of Development Rights. Development Rights must be obtained from an eligible property owner in a Thurston County Transfer of Developments Rights (TDR) Sending Zone in order to develop above eight units per acre in an R 4-8 District. However, this requirement does not apply to density bonuses granted in accordance with OMC 18.04.080(4). With one TDR credit, a density of nine units per acre can be achieved in the Residential 4-8 District.

6.    City staff will review residential permitting in areas designated as Low Density Neighborhood in the adopted Comprehensive Plan Future Land Use Map on an annual basis to review the achieved density. If achieved density approaches or exceeds the density anticipated in the comprehensive plan, the City will make revisions as needed to maintain consistency between the Comprehensive Plan and development regulations.

B.    Minimum Housing Densities.

1.    Calculation of Minimum Density.

a.    (Note: Table 5.05 in Section 18.05.) The total area of the entire site shall be included in the minimum density calculation except streams, wetlands, landslide hazard areas, floodplains, "important habitat areas," and "important riparian areas" and their associated buffers; tracts accommodating stormwater facilities required in compliance with the Drainage Manual tracts provided for trees pursuant to chapter 16.60 OMC; existing, opened street rights-of-way; and land to be sold or dedicated to the public in fee (e.g., school sites and public parks, but not street rights-of-way to be dedicated as part of the proposed development).

b.    All dwelling units in convalescent homes/nursing homes and accessory dwelling units count toward the minimum density required for the site by Table 4.04.

2.    Average Density. A housing project may contain a variety of housing densities (consistent with Table 4.04) provided that the average density for the entire development (e.g., all of the property subject to a single subdivision, site plan, or PRD approval) is neither less than the minimum density nor more than the maximum average density established for the applicable district in Table 4.04.

3.    Allowance for Site Constraints. At the request of the applicant, the Director may reduce the minimum density required in Table 4.04, to the extent the Director deems warranted, to accommodate site constraints which make development at the required minimum density impractical or inconsistent with the purposes of this Article. Factors which may warrant a density reduction include poor soil drainage, the presence of springs, topography exceeding 20 percent slope, rock outcrops, sensitive aquifers used as a public water source or wellhead protection areas). As a condition of granting a density reduction, the applicant must demonstrate that the minimum density cannot be achieved by clustering the housing on the buildable portions of the site (see OMC 18.04.080(F)). The Director may also authorize a reduction in the minimum density requirements, if necessary, to enable development of small (i.e., less than six acres in size), oddly shaped, or partially developed parcels if the site’s configuration or constraints (e.g., existing structures) preclude development at the minimum density specific in Table 4.04. Also see Subsection (E), Developments without Sewer Service, below.

4.    Allowance for Transitional Housing and Mixed Residential Projects. The Director may reduce the minimum densities required by Table 4.04 to enable provision of lower density housing along the perimeter of multifamily housing projects, as required by Section 18.04.060(14) or as necessary to accommodate the mix of housing types required by Section 18.04.060(Q)(1).

C.    Minimum Lot Size.

1.    Nonresidential Uses. The minimum lot size for non-residential uses (e.g., places of worship and schools) is larger than the minimum lot size identified in Table 4.04. Refer to Table 4.01 and Section 18.04.060 for regulations pertaining to non-residential uses. Also see Section 18.04.060(K) for the lot size requirements for group homes.

2.    Undersized Lots. Undersized lots shall qualify as a building site if such lots were recorded prior to June 19, 1995 or they were approved as part of a Planned Residential Development, Master Planned Development (See Chapter 18.56) or clustered housing development, consistent with Section 18.04.080(F); provided, however, that any lot of record which does not comply with the width requirements of this code shall not be constructed upon unless (1) it is legally combined with undeveloped contiguous land in the same ownership which in combination create a lot of the size specified in Table 4.04 (or as modified by other provisions of this Article); or (2) it is approved by Design Review Board Staff, who shall perform an architectural review of the proposal for compliance with the criteria specified in Chapter 18.100, Design Review.

3.    Clustered Lots. Lot sizes may be reduced by up to twenty (20) percent consistent with Section 18.04.080(F), Clustered Housing.

4.    That portion of any lot which is less than thirty (30) feet in width shall not be considered part of the minimum lot area required in Table 4.04, unless such area conforms with the minimum lot width, e.g., townhouse lot.

D.    Transitional Lots.

1.    Lot Size. The square footage and width of lots in developments larger than five (5) acres located in the MR 7-13, MR 10-18, or RM-18 districts, which immediately abut an R-4, R 4-8 or R 6-12 district, shall be no less than eighty-five (85) percent of the minimum lot size and width required in the adjoining lower density district.

2.    Setbacks. The minimum rear yard building setback for lots in the MR 7-13, MR 10-18, and RM-18 districts which share a rear property line with a parcel in an R4, R 4-8, or R 6-12 district shall be no less than the setback required for the adjoining lower density district.

E.    Developments without Sewer Service. Residential developments which rely on on-site sewage disposal or water systems are subject to the following requirements:

1.    Subdivisions.

a.    Subdivisions, planned residential developments (PRD) and Master Planned Developments (see Chapter 18.56) which rely on on-site sewage disposal shall cluster the lots on a portion of the site and create a reserve tract which will not be available for subdivision or other development until municipal sewer and water are available.

The development shall be of a design and density (consistent with Environmental Health and other applicable regulations) so that the initial clustered lots and the subsequently subdivided reserve tract ultimately attain at least the minimum density specified for the district in Table 4.04. (Unless the Director determines that fewer lots are required, consistent with Section 18.04.080(B), Minimum Housing Densities.)

b.    Approval of clustered subdivisions, short subdivisions, binding site plans, or PRDs relying on on-site sewage disposal shall be contingent upon approval of a future development plan which demonstrates that the reserve tract can be subdivided to create sufficient lots to comply with Subsection (1) above. Such plans shall depict a schematic lot layout, the approximate location of utility easements, and potential street access, consistent with the transportation policies and Map 6-3 contained in Chapter 6 of the Comprehensive Plan for Olympia and the Olympia Growth Area, 1994 (and as hereafter amended). Future development plans shall not be required to be stamped by an engineer or surveyor. (The purpose of the plan is to show that the undeveloped portion of the site can be ultimately developed at urban density, not to limit future development to a specific development scheme. However, the initial subdivision or site development must be consistent with the future development plan.)

2.    Individual Lots.

a.    Issuance of building permits for dwellings proposed for parcels five (5) or more acres in size without sewer service shall be contingent upon approval of a future development plan for the parcel. Such plans shall demonstrate, consistent with 1.b. above, how the parcel can be potentially developed at the minimum density established for the district (see Table 4.04) when public sewer and water are available. While this plan will not bind future development, the initial development, including the septic system location, must be consistent with it.

b.    Issuance of building permits for dwellings without sewer service on parcels between one (1) and five (5) acres in size shall be contingent upon approval of a building site plan or future development plan which demonstrates that the parcel can potentially accommodate one (1) or more additional houses in the future. While future development will not be bound by this plan, the initial development shall be consistent with it. Developers of such lots shall locate individual or community sewage disposal systems, to the extent possible, where they can be efficiently converted to a public sewage collection system in the future.

F.    Clustered Housing.

1.    Mandatory Clustering. The Director or Hearing Examiner may require that the housing units allowed for a site be clustered on a portion of the site in order to protect ground water used as a public water source (e.g., wellhead protection areas), to enable retention of windfirm trees (which are appropriate to the site and designated for retention, consistent with Chapter 16.60, Tree Protection and Replacement, OMC), to accommodate urban trails identified on Map 7-1 of the Comprehensive Plan, to preserve scenic vistas pursuant to Sections 18.20.070, View Preservation and 18.50.100, Scenic Vistas, or to enable creation of buffers between incompatible uses (also see Chapter 18.36, Landscaping and Screening).

The Director or Hearing Examiner may allow up to a twenty (20) percent reduction in lot dimensions, sizes and setback requirements, consistent with the Uniform Building Code, to facilitate the clustering of the permitted number of dwelling units on the site. The required clustering shall not result in fewer lots than would otherwise be permitted on the site (at the minimum density specified in Table 4.04), without written authorization by the applicant.

2.    Optional Clustering. Applicants for housing projects may request up to twenty (20) percent reduction in lot sizes, dimensions, and building setback requirements in order to cluster housing and retain land serving the purposes listed in a. above; or to avoid development on slopes steeper than twenty (20) percent; or to preserve natural site features such as rock outcrops; or otherwise enable land to be made available for public or private open space. Applicants proposing to place sixty-five (65) percent or more of a development site within a tree or vegetation protection or critical areas tract or tracts (see OMC chapter 16.60 and section 18.32.140) and not exceed 10% overall impervious coverage may request approval of housing forms not otherwise permitted in the zoning district so long as the number of resulting residential units does not exceed the standard maximum by more than twenty (20) percent. Such alternative housing forms may exceed height and story limits otherwise applicable in the district, except for height and story limits specifically intended to soften transitions between zoning districts. For example, three-story multi-family housing may be approved in a two-story single-family housing district. The Director or Hearing Examiner, as applicable, may grant such requests only if the Director or Hearing Examiner determines that the development would not have a significant adverse impact on public facilities and surrounding land uses.

G.    Lot Width.

1.    Measurement. The minimum lot width required by Table 4.04 shall be measured between the side lot lines at the point of intersection with the minimum front setback line.

H.    Setbacks.

1.    Measurement. The required setback area shall be measured from the outermost edge of the building foundation to the closest point on the applicable lot line.

2.    Reduced Front Yard Setbacks. Front yard setbacks in the R-4, R 4-8, R 6-12, MR 7-13 and MR 10-18 districts may be reduced to a minimum of ten (10) feet under the following conditions:

a.    When garage or parking lot access is from the rear of the lot;

b.    When the garage is located at least ten (10) feet behind the front facade of the primary structure on the lot; or

c.    When the driveway will be aligned to provide at least a twenty (20) foot long parking space between the sidewalk edge (closest to lot) and the garage. (See OMC 18.100 Design Review and OMC 18.175 Infill and Other Residential.)

FIGURE 4-3

3.    Rear Yard Setbacks. See OMC 18.04.080(H)(5), Encroachments into Setbacks, Section 18.04.080(D)(2), Transitional Lots, and Table 4.04.

4.    Side Yard Setbacks.

a.    Reduced side yard setbacks. A side yard building setback is not required for a lot, provided it meets the following conditions:

i.    Provision for reduced or zero setbacks shall specifically appear upon the face of a final short or long plat. Such plat shall provide that the minimum distance between residences will be six (6) feet. If the distance between a proposed dwelling and a property line is less than three (3) feet, the applicant shall provide evidence of a maintenance easement, at least three (3) feet in width, which provides sufficient access for the owner of the dwelling to maintain the applicable exterior wall and roof of the dwelling. (Except as expressly provided, any reduced side yard provision appearing on a final plat shall withstand later amendments of this Title and shall be considered conforming.)

ii.    Side yard setbacks shall not be less than five (5) feet along a property line adjoining a lot which is not developed or approved for reduced setbacks (e.g., a conventional lot with two (2) five (5) foot wide side yard setbacks). Side yard setbacks shall not be less than ten (10) feet along property lines which abut a public rights-of-way.

b.    The minimum side yard setback from bikepaths and walkways shall comply with the side yard setback from the lot line as specified for the district in Table 4.04.

5.    Encroachment Into Setbacks. The buildings and projections listed below shall be allowed outside of utility, access or other easements. See OMC 18.04.080(H)(5) for additional exceptions.

a.    Except for Accessory Dwelling Units, any accessory structures may be located in a required rear yard and/or in the rear twenty (20) feet of a required interior side yard; however, if a garage entrance faces a rear or side property line, it shall be setback at least ten (10) feet from that property line. Accessory dwelling units may not encroach into required side yard setbacks. Accessory dwelling units may encroach into rear yards however, if the rear yard does not abut an alley, the accessory unit must be set back ten (10) feet from the rear property line. Further, any garage attached to any accessory dwelling unit shall conform with this Section.

b.    Up to fifty percent (50%) of a rear yards width may be occupied by a dwelling (primary residence or ADU) provided that the structure (foundation) is located at least ten (10) feet from the rear property line. For purposes of this section the rear yards width shall be measured in a straight line between the side property lines at the point of intersection with the rear property line.

Figure 4-4a

c.    Townhouse garages may share a common rear property line provided that access for interior lots is from a single common driveway to not more than one public street entrance.

6.    Front yard setbacks for through lots. A through lot has two (2) front lot lines parallel or approximately parallel to each other. The front yard setback shall apply to each front lot line, except the Director may designate one (1) of the front lot lines as a rear lot line, provided the following criteria are met:

a.    Orientation of the lot or structure shall be considered; and

b.    At least sixty percent (60%) of the lots or structures within the neighborhood block, or area being considered, are oriented in a similar direction away from the lot line being designated as a rear lot line.

I.    Height.

1.    Roof Projections. The following structures may exceed the height limits specified for the district in Table 4.04 by 18 feet, provided that such structures do not contain floor space: roof structures housing elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building; fire or parapet walls; skylights; towers; flagpoles; chimneys; smoke stacks; wireless masts; television antennas; steeples; and similar structures. Use of this provision must be kept to the minimum amount of space needed to accommodate the allowed roof projection. For the UR zoning district, see view protection provisions in OMC 18.04.080(I)(3) below for additional parameters.

FIGURE 4

2.    RMU District Height Regulations.

a.    Base building heights. The base building heights allowed in the RMU District are specified in Figure 4-5.

b.    Sculptured building tops. The following sculptured building top regulations apply only where the permitted building height is 60 feet.

Buildings with sculptured tops may exceed the permitted height (60 feet) by two building stories if they meet the following conditions:

i.    The gross floor area of all of sculptured stories is at least one-third less than the gross floor area of the first floor of the building; and

ii.    The roof form is sculptured (e.g., pitched roof, hip roof, dome, chateau roof, tower, turret, pediment, dormers, or other similar form); and

iii.    The added two stories are setback from the street wall at least eight feet; and

iv.    The roof structure is designed to hide all mechanical and communications equipment located there.

3.    UR District Height Regulations. The building heights allowed in the UR District are specified in Figure 4-5 and 45-A. Also see 18.10.060, Capitol Height District.

a.    Roof Projection Allowances: If the City determines that the proposed development is located on a site in the UR zone where use of the roof projection allowance is proposed and that it may impact a protected landmark view (as listed in Appendix B of the Land Use and Urban Design chapter of the Comprehensive Plan), a view analysis must be submitted that demonstrates, as determined by the city, that the proposed roof projection will not block or substantially impact the protected view from its designated observation point in order to make use of the roof projection allowances of OMC 18.04.080(I).

4.    R4-8 District Height Regulations. Existing State Community College Education Facilities. A maximum 60’ building height is allowed with a 100’ setback from adjacent residentially zoned property.

5.    Places of Worship. Places of worship may exceed the height limits specified in Table 4.04, except in the State Capitol Group Height District, provided that the side yard width equals at least fifty (50) percent of the building’s proposed height (including spires and towers).

6.    Radio, Television and other Communication Towers. The height of radio, television, and other communication towers may exceed the maximum building height allowed in the district, subject to approval of the Decision Authority consistent with OMC 18.04.060(W) and 18.04.060 (X) and processed as a type II application.

7.    Tall Buildings in the MR Districts. Buildings between 35 and 45 feet in height are permitted in the MR 7-13 and MR 10-18 districts, subject to compliance with the following requirements:

FIGURE 4-5

FIGURE 4-5A

a.    The proposed building will not be located within 100 feet of the boundary of the property under development (this may include several parcels under a single development proposal). Exceptions to this requirement will be granted where topography, stands of trees (deemed appropriate for retention by the City, consistent with chapter 16.60 OMC, Tree Protection and Replacement), or other site features block the visibility of the section of the building above 35 feet in height from existing or potential residential areas (zoned and available for residential use) adjoining the site; and

b.    Existing evergreen trees, which the City deems are appropriate to the site (e.g., which do not pose significant risks for proposed site improvements or public safety, consistent with chapter 16.60 OMC, Tree Protection and Replacement) are retained where possible to help screen the building from the view of residents of dwellings abutting the property.

8.    Water Towers. Water towers may exceed the height limits specified in Table 4.04.

[NOTE: Refer to Article III, Height Overlay Districts, for additional restrictions.]

J.    Private and Common Open Space.

1.    Development of Open Space. Open space (e.g., private yard areas and common open space) required by Table 4.04 shall be devoted to undisturbed native vegetation, landscaping (consistent with chapter 18.36 OMC, Landscaping and Screening), and/or outdoor recreational facilities. Driveways, loading areas, maneuvering space and parking lots shall not be considered open space. Required open space shall not be covered with impervious surfaces, except for stoops, porches, or balconies, walkways, tennis courts, swimming pools, or similar uses which require an impervious surface. Up to a five percent increase in impervious surface coverage may be allowed to accommodate such hard surfaced facilities.

2.    Cottage Housing Developments. Cottage housing developments shall provide open space as follows:

a.    A minimum of 200 square feet of private, contiguous, usable, open space shall be provided adjacent to each dwelling unit. No dimension of this open space area shall be less than 10 feet.

b.    A minimum of 1,500 square feet or 200 square feet per unit, whichever is more, shall be provided in common open space (i.e., available for the use of all residents of the development). This open space shall be contained in a contiguous area with no dimension less than 30 feet. A substantial portion of such open space shall be sufficiently level (e.g., less than five percent slope) and well drained to enable active use in summer.

3.    Mixed Density Districts. Parcels or sites accommodating multifamily housing (e.g., triplexes, fourplexes, and larger apartment buildings) in a MR 7-13 or MR 10-18 district shall contain at least 30 percent open space. At least 50 percent of such open space must be available for the common use of the residents of the multifamily housing. Such open space shall be developed consistent with Section 18.04.080(J)(1) above. This open space requirement shall be reduced to 20 percent if the multifamily housing adjoins a park, school or open space site of at least 10,000 square feet in size. Impervious surface coverage limits specified in Table 4.04 shall be adjusted accordingly.

4.    Manufactured or Mobile Home Parks. At least five hundred (500) square feet of common open space shall be provided per dwelling unit (see Section 18.04.060(P)(8)). At least fifty percent (50%) of such open space shall comply with soil and vegetation protection area standards.

5.    Residential - 4 Chambers Basin District. Required open space for stormwater dispersion may be provided in a common area or within each individual private lot of a development. All required drainage dispersal areas shall be protected from filling and grading and all other activities which would decrease the ability of such areas to disperse and infiltrate stormwater. Side yard setback areas shall be designed to disperse roof runoff to the maximum extent practical. To qualify as a "drainage dispersal tract" (required to create lots of less than one acre) such area shall be held in common or deeded to homeowners association and otherwise conform with the requirements of stormwater tracts as set forth in the Olympia Stormwater Drainage Manual.

K.    Surface Coverage Limits:

1.    Increased Surface Coverage Limits: Non-residential uses such, as schools, parks, and places of worship, located in residential zones may increase the total amount of impervious or hard surfaces above the established maximum by up to ten percent (10%) for impervious surfaces, and twenty percent (20%) for hard surfaces, provided all of the following criteria are met:

a)    The project site is greater than one (1) acre in size.

b)    The increase is not caused by a desire for additional surface parking areas in excess of the range established in table 38.01 of OMC 18.38.100.

c)    Low impact development requirements in the Drainage Design and Erosion Control Manual are determined feasible and are implemented.

2.    Existing Surfaces: An existing lot, which was legally built under regulations applicable at the time of its building, but which exceeds current impervious or hard surface coverage limits, may be replaced within the existing lot footprint, but cannot be expanded in a way that would increase the nonconformity. Replacement of such surfaces must comply with the Drainage Design and Erosion Control Manual, including, providing stormwater control measures.

3.    Calculation Exclusions: The following are excluded from the impervious and hard surface coverage limit calculations. Note: these exclusions do not apply to calculations or requirements related to the Drainage Design and Erosion Control Manual.

a)    Ingress/egress easements serving a neighboring property;

b)    Areas excluded from the minimum lot area calculations (OMC 18.04.080(c)(4)), such as the panhandle of a flag lot;

c)    Portions of the driveway that extend beyond the required setback area when the additional length is caused by compliance with municipal code requirements, such as critical area and buffer protections.

(Ord. 7400 §§8 – 10, 2024; Ord. 7364 §§26, 27, 2023; Ord. 7288 §§18, 19, 2021; Ord. 7267 §10, 2020; Ord. 7249 §§6, 7, 2020; Ord. 7244 §2, 2020; Ord. 7205 §§3, 4, 2019; Ord. 7187 §3, 2019; Ord. 7094 §§5, 6, 2017; Ord. 7027 §§23-25, 2016; Ord. 6594 §9, 2008; Ord. 6594 §8, 2008; Ord. 6594 §7, 2008; Ord. 6426 §11, 2006; Ord. 6408 §17-19, 2006; Ord. 6404 §2, 3, 2006; Ord. 6323 §4, §19, 2004; Ord. 6273 §10, §16, §18, §20, 2003; Ord. 6140 §28, §40, 2001; Ord. 5830 §4, 1998; Ord. 5777 §1, 1998; Ord. 5664 §4, 13, 1997; Ord. 5661 §6, 10, 1996; Ord. 5595 §6, 16, 1996; Ord. 5569 §6, 1995; Ord. 5544 §1, 1995; Ord. 5517 §1, 1995).

Refer to the following Chapters for additional related regulations.

Chapter 18.36, Landscaping and Screening

Chapter 18.38, Parking and Loading

(Ord. 5517 §1, 1995)

A.    Urban Village (UV) and Neighborhood Village (NV) Districts. The purposes of the Urban Village and Neighborhood Village Districts are as follows:

1.    To enable development of integrated, mixed use communities, containing a variety of housing types arranged around a village center, which provide a pleasant living, shopping, and working environment; a sense of community; and a balance of compatible retail, office, residential, recreational, and public uses. [NOTE: Urban villages and neighborhood villages are very similar, except for the size and service area of their commercial component. Urban villages contain a larger and more diverse commercial component intended to serve multiple neighborhoods while the commercial uses in neighborhood villages are scaled to serve the immediate neighborhood.

2.    To enable a land use pattern which will reduce dependence on auto use, especially drive-alone vehicle use during morning and evening commute hours.

3.    To enable the design of new development in a manner which will ensure the safe and efficient movement of goods and people.

4.    To require direct, convenient pedestrian, bicycle, and vehicular access between residences in the development and the village center, in order to facilitate pedestrian and bicycle travel and reduce the number and length of automobile trips.

5.    To require sufficient housing density to enable cost-effective extension of utilities, services, and streets; frequent transit service; and to help sustain neighborhood businesses.

6.    To enable many of the community’s residents to live within one-fourth (¼) mile of a grocery store and transit stop.

7.    To ensure that the villages are arranged, scaled, and designed to be compatible with surrounding land uses and provide sensitive transitions between significantly different land uses (e.g., commercial and residential uses).

8.    To ensure that buildings and other development components are arranged, designed, and oriented to facilitate pedestrian access.

9.    To allow innovative site and building designs while providing for harmony and continuity throughout the development (e.g., coordinated architectural styles, street trees, lighting, signage, and benches).

10.    To ensure adequate light, air, and privacy and readily accessible open space for each dwelling, in order to maintain public health, safety and welfare.

11.    To provide for appropriately located community open spaces for informal social activity, recreation, and aesthetic enhancement of the development.

B.    Neighborhood Center (NC) District. The purposes of the Neighborhood Center District are as follows:

1.    To enable development of neighborhood centers (e.g., containing neighborhood oriented businesses and a small park) in established neighborhoods in order to create neighborhood focal points and activity centers, accommodate routine shopping needs, and provide a sense of neighborhood identity.

2.    To enable a land use pattern which will reduce dependence on auto use, especially drive-alone vehicle use during morning and evening commute hours.

3.    To enable many of the community’s residents to live within one-fourth (¼) mile of a grocery store and transit stop.

4.    To enable the design of new development in a manner which will ensure the safe and efficient movement of goods and people.

5.    To provide for convenient pedestrian and vehicular access between the center and the surrounding neighborhood.

6.    To ensure that neighborhood centers are compatible with adjoining uses and do not undermine the economic viability of existing or designated neighborhood centers, village centers, or other neighborhood businesses.

7.    To ensure that buildings and other site features are arranged, designed, and oriented to facilitate pedestrian access and access for transit.

C.    Community Oriented Shopping Center (COSC) District. [NOTE: Community oriented shopping centers are similar to urban villages in that they have a substantial commercial component which serves multiple neighborhoods. However, they are located on smaller sites which do not allow full-scale village development.] The purposes of the Community Oriented Shopping Center District are as follows:

1.    To enable development of mixed commercial and residential projects on sites along arterial streets which are conveniently located to serve the surrounding neighborhood (e.g., within a one and one-half (11/2) mile radius) with frequently needed consumer goods and services.

2.    To enable a land use pattern which will reduce dependence on auto use, especially drive-alone vehicle use during morning and evening commute hours.

3.    To provide for development of integrated, mixed use communities rather than strip commercial development that is isolated from the surrounding neighborhood.

4.    To enable many of the community’s residents to live within one-fourth (¼) mile of a grocery store and transit stop.

5.    To enable the design of new development in a manner which will ensure the safe and efficient movement of goods and people.

6.    To link the commercial center with residential areas in and around the project, thereby enabling people to walk or bicycle to work, shopping, and recreation areas.

7.    To ensure that buildings and other site features are arranged, designed, and oriented to facilitate pedestrian access.

8.    To ensure that the development is arranged, scaled, and designed to be compatible with surrounding land uses and to provide sensitive transitions between significantly different land uses (e.g., commercial and residential uses).

9.    To ensure adequate light, air, and privacy and readily accessible open space for each dwelling, in order to maintain public health, safety and welfare.

(Ord. 6517 §13, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995; Ord. 5539 §3, 1995).

(Ord. 7400 §26, 2024; Ord. 7310 §6, 2022; Ord. 7289 §7, 2021; Ord. 7267 §11, 2020; Ord. 7187 §3, 2019; Ord. 7061 §1, 2017; Ord. 6759 §4, 2011; Ord. 6592 §4, 2008; Ord. 6581 §3, 2008; Ord. 6517 §14, 2007).

A.    PERMITTED, CONDITIONAL AND REQUIRED USES.

Table 5.01 identifies the land uses and activities which are permitted outright (P), subject to a conditional use permit (C), or required (R) in the Urban Village, Neighborhood Village, Neighborhood Center, and Community Oriented Shopping Center districts. The applicable requirements for these uses and activities are identified by a number referencing the list of regulations under Section 18.05.050 General Standards, Section 18.05.060 Use Standards, or other sections of the Unified Development Code. Numbers listed under the heading Applicable Regulations apply to the corresponding land use in all of the districts. Regulations that pertain only to a specific use in a specific district are identified by a number in the space corresponding to that use and district.

B.    PROHIBITED AND UNSPECIFIED USES.

Land uses which are not listed in Table 5.01 as permitted, conditional, or required uses are prohibited, unless they are authorized by the Director consistent with Section 18.02.080, Interpretations. In no event, however, shall the following uses be permitted:

1.    Automobile-oriented uses which primarily cater to customers in their vehicles or rarely provide consumer goods or services to pedestrians or walk-in customers.

2.    Adult oriented businesses (see Section 18.02.180, Definitions).

3.    Mobile homes. Mobile homes are prohibited except for emergency housing and contractor’s offices consistent with Section 18.04.060(EE). (See Section 18.02.180, Definitions.)

4.    Habitation of recreational vehicles/trailer houses. (See Section 18.02.180, Definitions.)

5.    Sale of firearms.

6.    Pawnshops.

7.    Uses which customarily create noise, vibration, smoke, dust, glare, or toxic or noxious emissions exceeding those typically generated by allowed uses.

8.    Parking provided accessory to a use located outside the City of Olympia.

9.    Secure community transition facilities.

(Ord. 7061 §2, 2017; Ord. 6517 §14, 2007; Ord. 6395 §26, 2006; Ord. 6210 §4, 2002; Ord. 5971 §20, 1999; Ord. 5830 §58, 1998; Ord. 5661 §4, 1996; Ord. 5595 §17, 1996; Ord. 5517 §1, 1995)

A.    Project Approval or Redesignation.

1.    Approval. Developments in the Neighborhood Center, Neighborhood Village, Urban Village, and Community Oriented Shopping Center districts shall be reviewed according to the requirements of Chapter 18.57, Master Planned Developments.

2.    Rezoning. Land in a NC, NV, UV, COSC, or district may be rezoned to a residential district (see OMC 18.70.190, Rezones and Text Amendments) upon demonstration that the site is not viable for the designated uses due to site conditions, infrastructure or street capacity or--in the case of multiple ownerships--land assembly problems.

3.    Interim Uses. The following requirements shall apply prior to approval of a Master Planned Development pursuant to Chapter 18.57, Master Planned Developments:

a.    Subdivision shall not be allowed prior to Master Plan approval.

b.    One single-family home is allowed per existing lot of record prior to approval of a Master Plan.

c.    Construction of utilities, roads, and other public infrastructure which is in conjunction with neighboring or abutting projects is allowed prior to Master Plan approval.

4.    Pre-existing uses.

a.    Any use which was legally constructed prior to August 21, 1995, but which is not a permitted or conditional use under this Chapter, is allowed to continue under the zoning requirements in effect for that use prior to August 21, 1995, (e.g., as a permitted use, conditional use, limited use, special use, non-conforming use, or any other such zoning status, as may be applicable).

b.    Any such zoning requirements applicable to said use (e.g., conditions attached to a conditional use permit), which were in effect on August 21, 1995, shall remain in effect for said use until such time as it is discontinued.

B.    Project Size.

1.    Villages. Urban villages and neighborhood villages shall be no less than 40 acres and no more than 200 acres in size, provided that at least 90 percent of all residences shall be within one-fourth of a mile of the perimeter of the village center. The perimeter of the village center means the boundary of the center identified on an approved Master Plan, consistent with Section 18.05.050(D)(2), Commercial Building--Location.

2.    Neighborhood Centers. Neighborhood center developments shall be no less than two acres and no more than ten acres in size.

3.    Community Oriented Shopping Centers. Community oriented shopping center developments shall be no less than seventeen (17) acres and no more than 40 acres in size.

C.    Village Center.

1.    Required Center. Each village and each neighborhood center shall contain a village center with a village green or park (see Section 18.05.080(N), Private and Common Open Space), a sheltered transit stop and, as market conditions permit, businesses, services, and civic uses listed in Table 5.01. (See also Section 18.05.050(D)(2) Commercial Building--Location, and Chapter 18.05A, Design Guidelines for Villages and Centers.)

Village Center

FIGURE 5-1

2.    Mixed Use. At least ten percent of the gross floor area of village centers in villages and community oriented shopping centers shall be occupied by residential units contained in mixed residential/commercial buildings. Exceptions to this requirement shall be granted if the applicant demonstrates that compliance is not economically feasible (based upon an independent market study accepted by the City).

3.    Buildings Fronting on a Village or Center Green. At least sixty (60) percent of the total ground floor street frontage of the non-residential buildings fronting on a village or center green, park, or plaza shall be occupied by retail uses or professional or personal services. (Also see Section 18.05.080(M)(1) Height--Buildings Fronting on Village/Center Greens.)

4.    Transit Stop. The sheltered transit stop required in 18.05.050(C)(1), Required Center, shall be located and designed in accordance with specifications provided by the City and approved by Intercity Transit.

5.    Village Green or Plaza. The required village green or plaza shall be constructed before more than fifty (50) percent of the commercial space is under construction.

6.    Location.

a.    Separation.

i.    Neighborhood village centers and neighborhood centers shall be separated from one another and from urban villages and community oriented shopping centers by at least one half mile.

ii.    Urban village centers and community oriented shopping centers shall be separated from one another by at least one mile.

iii.    The Hearing Examiner may allow closer spacing if the applicant demonstrates that the trade areas for the centers are distinct (e.g., segregated by physical barriers) or contain sufficient population (based on existing or planned density) to enable the affected centers to be economically viable.

b.    Relationship to major streets.

i.    Centers in established neighborhoods and neighborhood villages shall be located along collector streets to make them readily accessible for mass transit and motorists and to enable them to be a neighborhood focal point.

ii.    Urban villages and community oriented shopping centers shall be located on sites abutting an arterial street. Such sites must have potential for accommodating moderate density residential development (e.g., 7 to 13 or 14 units per acre for COSC or UV districts respectively) and commercial uses scaled to serve households within a one and one-half (11/2) mile radius with frequently needed consumer goods and services.

D.    Commercial Building Size, Location, and Type.

1.    Size. The total gross floor area of all commercial uses (i.e., those uses specified in Table 5.01 under the general categories "Offices," "Retail Sales," and "Services") in urban villages, neighborhood villages, neighborhood centers, community oriented shopping centers shall not exceed the maximum amounts specified in Table 5.02.

2.    Location.

a.    Commercial uses in urban villages, neighborhood villages, neighborhood centers, and community oriented shopping centers shall meet the following location requirements. Commercial uses in urban centers shall be exempt from these requirements. (Staff note: these requirements have to do with placing all commercial uses within a block or so of the village green in villages and neighborhood centers. In an urban center, this would be impractical.)

b.    Commercial uses shall be contiguous with or across a street from the village or center green/park.

c.    Commercial uses shall not extend more than one block or 350 feet, whichever is less, from the perimeter of the village green or park in neighborhood villages and neighborhood centers.

d.    Commercial uses shall not extend more than three blocks or 1,100 feet, whichever is less, from the perimeter of the village green or park in urban villages and community oriented shopping centers.

e.    In an urban village or community oriented shopping center, the Hearing Examiner may allow buildings comprising up to 20 percent of the authorized commercial floor area to extend up to four blocks or 1,500 feet from the perimeter of the village green under the following conditions:

i.    The site’s configuration or physical constraints (e.g., critical areas or steep topography) necessitate the location of commercial uses beyond the three block limit; or

ii.    The proposed location of commercial uses would improve the project design, for example, by enhancing the aesthetic quality of the development (e.g., allowing buildings to screen parking lots from public rights-of-way), by increasing pedestrian accessibility, by allowing shared use of parking lots, or by allowing better integration of uses.

E.    Mix and Location of Residential Uses.

1.    Mix of Dwelling Types--General. Developments in the Urban Village, Neighborhood Village, and Community Oriented Shopping Center districts must attain a mix of residential uses consistent with Tables 5.03A and 5.03B. Table 5.03A addresses the relationship between single-family and multifamily dwellings in general. Table 5.03B addresses the requirement for a variety of multifamily housing types, based on overall size of the project.

a.    For purposes of meeting the required mix as shown in Table 5.03A, Single Family and Similar Dwelling Types shall include:

i.    Single-family detached residences, including designated manufactured homes

ii.    Group homes with six (6) or fewer clients

iii.    Single family residences above commercial uses (e.g., a single residence above a convenience store)

iv.    Townhouses

v.    Duplexes

vi.    Cottage housing

b.    For purposes of meeting the required mix as shown in Table 5.03A, Multifamily and Similar Dwelling Types shall include:

i.    Apartments with five or more units per structure

ii.    Boarding homes and single room occupancies

ii.    Triplexes, and fourplexes

iv.    Group homes with seven or more clients

v.    Multifamily residences above commercial uses (e.g., multiple apartments above retail or office uses)

c.    Other residences.

i.    For purposes of meeting the required mix as shown in Table 5.03A, the following uses are classified as "other" (i.e., neither "single-family and similar", nor "multifamily and similar"):

(a)    Accessory dwelling units

(b)    Nursing/convalescent homes and congregate care facilities

(c)    Multifamily units in an urban village on the blocks contiguous to the town square.

ii.    Such "other" uses are not counted in determining the required proportions of single-family and multifamily dwellings in Table 5.03A. However, such uses shall be counted in the calculation of total dwellings for purposes of OMC 18.05.080(B) Maximum Housing Densities and OMC 18.05.080(C) Minimum Housing Densities, in the manner provided in those sections.

2.    Mix of Dwelling Types--Requirement for Variety.

a.    Urban villages, neighborhood villages, and community oriented shopping centers shall achieve a variety of dwelling unit types as specified in Table 5.03B.

b.    For purposes of meeting the requirements of Table 5.03B, dwellings shall include the following four types:

i.    Single-family detached dwellings (including manufactured housing);

ii.    Townhouses;

iii.    Duplexes; and

iv.    Triplexes, fourplexes, and apartment structures with five (5) or more units per structure.

c.    Once the requirements of Table 5.03B have been met, other housing types--whether or not specified in Section 18.05.050(E)(2)(b) above--may be developed in any proportions within the requirements of Table 5.03A.

Example: Assume a neighborhood village with 400 dwelling units. According to Table 5.03A, at least 240 units (60% of the 400 total), and not more than 300 units (75%) must be single-family and similar dwelling types. At least 100 units (25%), and not more than 160 units (40%) must be multifamily and similar dwelling types.

According to Table 5.03B, the project must include four of the specified dwelling types. The developer chooses to build 240 single-family detached dwellings, meeting the requirement of 60% set in Table 5.03A. The developer also chooses to build 40 townhouse units (10% of the 400 total), 20 duplex units (5%--i.e., the minimum), and 80 units (20%) in triplexes, fourplexes, and apartment structures with five or more units. For the final five percent, the developer chooses to build 20 units of cottage housing, an optional housing type not required in Section 18.05.050(E)(2)(b) above.

3.    Intensity of Development. The density of residential uses shall be highest around the village/community center and lowest adjacent to existing neighborhoods.

F.    Development Phasing.

1.    Intent. It is the intent of this Section on development phasing to achieve a mix of land uses throughout the buildout of villages and centers; to allow sufficient flexibility to enable development of viable commercial centers; and to ensure that the residential development of villages and centers is as vigorously pursued as the commercial development. For purposes of meeting the requirements of this Section on development phasing, the following terms shall be interpreted as follows:

a.    "Completion of development" shall mean:

i.    final plat approval in the case of lots for individual single family, townhouse, or duplex dwellings (i.e., one main building per lot), and

ii.    passage of final inspection for all other residential and commercial development.

b.    Percentages of authorized development refer to:

i.    percentage of authorized dwelling units for residential development, and

ii.    percentage of authorized gross floor area for commercial development.

2.    Commercial and residential. In villages and community oriented shopping centers, residential development shall be phased to precede commercial development as follows:

a.    At least five percent of the total authorized residential development must be completed before the first commercial development may take place; whereupon approval may be granted for construction of commercial buildings comprising up to ten percent of the authorized commercial floor area.

b.    Upon completion of 15 percent of the total authorized residential development, approval may be granted for construction of buildings comprising up to 40 percent of the authorized commercial floor space.

c.    When 30 percent of the total authorized residential development has been completed, approval may be granted for construction of the remaining authorized commercial floor space.

3.    Multifamily and single family phasing. In villages and community oriented shopping centers, multifamily development shall be phased relative to detached single family development as follows:

a.    At least 15 percent of the total authorized detached single family development must be completed before the first multifamily development may take place; whereupon approval may be granted for construction of up to 40 percent of the authorized multifamily units.

b.    Thereafter, approval may be granted for construction of an additional one percent of the authorized multifamily units for every additional one percent of the authorized single family development completed.

Examples:

16 percent of the single family development; 41 percent of the multifamily development

25 percent of the single family development; 50 percent of the multifamily development

50 percent of the single family development; 75 percent of the multifamily development

4.    Child Day Care Center. If a child day care center is a required use, a site shall be provided once 75% of the residences have been constructed.

(Ord. 7400 §16, 2024; Ord. 6581 §4, 2008; Ord. 6517 §15, 2007; Ord. 5971 §16, 1999; Ord. 5830 §54, 1998; Ord. 5714 §9, 10, 1997; Ord. 5661 §4, 1996; Ord. 5569 §3, 8, 10, 15, 1995; Ord. 5517 §1, 1995).

A.    Drive-through facilities.

1.    Banks, restaurants, pharmacies, and other businesses that primarily cater to pedestrians or walk-in customers are permitted to have a single drive-through lane.

2.    Driveway access for a permitted single drive-through lane shall be allowed only through a common parking lot area in a Village Center, shall not impede direct pedestrian access to the building entry, and shall not be allowed on streets abutting a village green or park in a village center.

B.    Child Day Care Centers. A site for a child day care center is required in urban villages.

C.    Grocery Stores. Urban Village (UV) and Community Oriented Shopping Center (COSC) District requirements: The maximum size for a grocery store shall be 50,000 square feet of gross floor area.

(Ord. 7061 §3, 2017; Ord. 5517 §1, 1995).

(Ord. 6517 §16, 2007).

A.    General. Table 5.04 identifies the basic standards for commercial development (i.e., offices, retail sales, and services uses identified in Table 5.01) in the NC, NV, UV, COSC and districts. Table 5.05 identifies the basic development standards for residential uses in these districts. The reference numbers listed in these tables refer to the list of additional development standards below.

B.    Maximum Housing Densities.

1.    Calculation of Maximum Density. The maximum densities and average maximum densities specified in Table 5.05 are based on the entire site, with the following limitations:

a.    The area within streams, wetlands, landslide hazard areas, "important habitat areas," and "important riparian areas" shall not be counted.

b.    The area of the required minimum open space for the village or center (see Table 5.05) shall not be counted.

c.    The following requirements shall apply to all villages and centers:

i.    The density of a village center (as delineated in a master plan approved pursuant to Chapter 18.57, Master Planned Developments) and the density of the remainder of the project shall be calculated separately from one another.

ii.    The village center and the remainder of the project shall each comply with the maximum average density requirements in Table 5.05.

2.    Maximum Densities. The maximum housing densities shown in the top row of Table 5.05 refer to the maximum density of individual project components. The housing density for the overall project, however (i.e., all of the property subject to an approved Master Plan), shall not exceed the maximum average density for the district specified in the second row of Table 5.05. For example, a neighborhood village may contain an apartment complex with 24 dwelling units per acre provided that the average density for the entire development does not exceed 13 units per acre.

3.    Convalescent Homes. Convalescent homes and nursing homes containing dwelling units which rely on shared cooking/dining facilities shall count as one dwelling unit for purposes of the maximum density calculation. Independent dwelling units (i.e., containing a bed, bathroom and a kitchen with a sink, stove, and refrigerator) in such facilities, however, shall be counted as individual housing units in the density calculation. The site containing a nursing/convalescent home depending on shared kitchen facilities shall be deducted from the land available for residential development when calculating the maximum density for the village or center. (The excess density shall not be transferred to other portions of the site.)

4.    Accessory Dwelling Units. Accessory dwelling units built subsequent to the initial sale of the primary residence on a lot are not subject to the maximum density limits specified in Table 5.05. In addition, accessory units built on a maximum of 20 percent of a development’s lots are not subject to the maximum density requirements, provided they are built prior to the time the primary unit on the lot is initially sold or receives occupancy approval (if built by the owner).

5.    Density Bonuses. The maximum housing densities identified in Table 5.05 may be increased as follows:

a.    Bonus for restoring degraded sites.

i.    At the request of the applicant, the Hearing Examiner may grant a density bonus of up to 20 percent for sites on which damaged or degraded wetlands or stream corridors (e.g., streams and stream banks within the outer limits of the buffer required by OMC 18.32.435) will be restored and maintained according to specifications approved by the City.

ii.    Sites proposed for this density bonus shall be posted with a notice describing the proposal and opportunities to comment. Property owners within 300 feet of the site shall be given notice of the proposal and 15 days to comment. Such notice may be done concurrently with any other notice required by this Code.

iii.    Prior to taking action on a request for a density bonus, the Hearing Examiner shall consider:

(a)    the applicable Comprehensive Plan policies,

(b)    the public’s comments,

(c)    the expected public benefit that would be derived from such restoration,

(d)    the net effect of the restoration and the increased density on the site,

(e)    the relative cost of the restoration and the value of the increased density, and

(f)    the potential impact of increased density on surrounding land uses, traffic, infrastructure, schools, and parks.

iv.    The City may require the developer to provide an estimate of the cost of the proposed restoration and other information as necessary to make a decision on the request.

b.    Bonus for low income housing.

i.    A density bonus shall be granted for low income housing (see Section 18.02.180, Definitions) at the rate of one additional housing unit allowed for each unit of low income housing provided, up to a maximum of a 20 percent density bonus.

ii.    The applicant shall submit to the Department a document approved by the City Attorney stating that the low income housing which is the basis for the density bonus shall remain as part of the development for at least 20 years. This time period shall begin on the date that final inspection of all of the low income housing has been performed. This document shall be recorded, at the applicant’s expense, at the Thurston County Auditor’s Office as part of the chain of title of the affected parcels.

C.    Minimum Housing Densities.

1.    Calculation of Minimum Density. The minimum average densities specified in Table 5.05 are based on the entire site, with the following limitations: [Note: Table 5.05 in Section 18.05]

a.    The entire site shall be included in the minimum density calculation except streams, wetlands, landslide hazard areas, floodplains, “important habitat areas,” and “important riparian areas” and their associated buffers; tracts accommodating stormwater facilities required in compliance with the Drainage Design Manual; existing, opened street rights-of-way; and land to be sold or dedicated to the public, other than street rights-of-way (e.g., school sites and parks, but not street rights-of-way to be dedicated as part of the proposed development).

b.    All dwelling units in convalescent homes/nursing homes count toward the minimum density required for the site by Table 5.05, in the same manner as provided above in Section 18.05.080(B)(3) Maximum Housing Densities – Convalescent Homes and 18.05.080(B)(4) Maximum Housing Densities – Accessory Dwelling Units.

c.    The following requirements shall apply to all villages and centers:

i.    The minimum residential density of a village center and that of the remainder of a village or center shall be calculated separately from one another.

ii.    There shall be no minimum density requirement for a village center other than the requirement for mixed use buildings specified in OMC 18.05.050(C)(2) Village/Community Center – Mixed Use above. The procedures for calculating the required number of units are as provided in OMC 18.05.080(3)(1)(a), (2), and (3) above.

iii.    The remainder of a village shall comply with the minimum density requirements in Table 5.05.

2.    Average Density. A housing project may contain a variety of housing densities provided that the average density for the entire development (i.e., all of the property subject to a single Master Planned Development approval) is neither less than the minimum density nor more than the maximum density established for the district in Table 5.05. No part of the development, however, may exceed the maximum density established in row one of Table 5.05 (see OMC 18.05.080(B)(2) Maximum Densities).

3.    Density Allowance for Site Constraints. At the request of the applicant, the Director or Hearing Examiner may reduce the minimum density required in Table 5.05, to the extent the Director or Hearing Examiner deems warranted, in order to accommodate site constraints which make development at the required minimum density impractical or inconsistent with the purposes of this Article (e.g., poor soil drainage, the presence of springs, steep topography (e.g., over 20 percent), rock outcrops, or wellhead protection areas). As a condition of granting a density reduction, the applicant must demonstrate that the minimum density cannot be achieved by clustering the housing on the buildable portions of the site (see OMC 18.05.080(F) Clustered Housing).

4.    Density Allowance for Natural Features/Habitat Protection. At the request of the applicant, the Director may reduce the minimum densities to the extent necessary to accommodate trees to be retained consistent with chapter 16.60 OMC, Tree Protection and Replacement. (Also see OMC 18.05.080(F)(1), Mandatory Clustering.) At the request of the applicant, the Director may also authorize a reduction in the minimum density requirements in order to enable retention of Significant Wildlife Habitat identified on Map 2-4 in the Comprehensive Plan.

D.    Minimum Lot Size.

1.    Nonresidential Uses. The minimum lot size for non-residential uses (e.g., churches and schools) may be larger than the minimum lot size identified in Tables 5.04 and 5.05. Refer to Table 4.01 Permitted and Conditional Uses in Residential Districts, and Section 18.04.060 Residential Districts Use Standards for regulations pertaining to non-residential uses in residential areas. Also see Section 18.04.060(K) Group Homes for the lot size requirements for group homes.

2.    Clustered Lots. Lot sizes may be reduced by up to 20 percent consistent with Section 18.05.080(F), Clustered Housing.

E.    Transitional Lots.

1.    Lot Size. The square footage and width of those residential lots in developments located in the NC, NV, UV, COSC, and districts, which immediately abut an R-4, R 4-8 or R 6-12 district, shall be no less than 85 percent of the minimum lot size and width required in the adjoining lower density district.

2.    Setbacks. The minimum rear yard building setback for lots in the NC, NV, UV, and COSC and districts which share a rear property line with a parcel in an R-4, R 4-8, or R 6-12 district shall be the same as the setback required for the adjoining lower density district.

F.    Clustered Housing.

1.    Mandatory Clustering.

a.    Criteria for clustering. The Hearing Examiner may require that the housing units allowed for a site be clustered on a portion of the site to:

i.    Protect groundwater used as a public water source (e.g., wellhead protection areas); or

ii.    Enable retention of trees (based upon a recommendation by the City’s Urban Forester, consistent with Chapter 16.60, Tree Protection and Replacement, Olympia Municipal Code); or

iii.    Preserve Significant Wildlife Habitat identified on Map 2-4 of the Comprehensive Plan; or

iv.    Accommodate urban trails identified on Map 7-1 of the Comprehensive Plan; or

v.    Preserve scenic vistas pursuant to Sections 18.20.070 View Preservation and 18.50.100 Scenic Vistas; or

vi.    Enable creation of buffers between incompatible uses (see Chapter 18.36, Landscaping and Screening).

b.    Degree of clustering.

i.    The approval authority may allow up to a 20 percent reduction in lot dimensions, sizes and setback requirements, consistent with the Uniform Building Code, to facilitate the clustering of the permitted number of dwelling units on the site.

ii.    The required clustering shall not result in fewer lots than would otherwise be permitted on the site (at the minimum density specified in Table 5.05), without the written authorization of the applicant.

2.    Optional Clustering.

a.    Applicants for housing projects may request up to 20 percent reduction in lot sizes, dimensions, and building setback requirements in order to cluster housing and retain land for the following purposes:

i.    To meet the criteria listed in Section 18.05.080(F)(1) Mandatory Clustering above; or

ii.    To avoid development on slopes steeper than 20 percent; or

iii.    To preserve natural site features such as rock outcrops or topographical features; or

iv.    To otherwise enable land to be made available for public or private open space.

b.    The approval authority may grant such requests if the approval authority determines that the development would not have a significant adverse impact on surrounding land uses.

G.    Lot Width.

1.    Measurement. The minimum lot width required by Table 5.05 shall be measured between the side lot lines at the point of intersection with the minimum front setback line established in Table 5.05.

2.    Varied Lot Widths. The width of residential lots in the NC, NV, UV and COSC districts shall be varied to avoid monotonous development patterns.

a.    No more than three (3) consecutive lots, uninterrupted by a street, shall be of the same width. This requirement does not apply to townhouses.

b.    Lot widths shall be varied by a minimum of six (6) foot increments.

c.    The minimum lot widths specified in Table 5.05 may be reduced by six (6) feet for individual lots to provide variety, provided that the average lot width for the project is no less than the minimum lot width required by Table 5.05.

3.    Minimum Street Frontage.

a.    Each residential lot, other than for townhouse and cottage housing, shall have a minimum of thirty (30) feet of frontage on a public street.

FIGURE 5-2

b.    EXCEPTION: the City may allow the street frontage to be reduced (creating a flag lot) to the minimum extent necessary to enable access to property where public street access is not feasible (e.g., due to physical site conditions or preexisting development) or to protect environmentally Critical Areas (see Chapter 18.32 OMC).

c.    Subdivisions, short subdivisions, binding site plans, and lot line adjustments creating flag lots (with street frontages of less than thirty (30) feet) are subject to the following conditions:

i.    The project shall be designed to minimize the creation of flag lots; and

ii.    Adjoining flag lots shall share a common driveway wherever possible; and

iii.    All driveways accessing flag lots shall be designed to allow fire truck access to within one hundred fifty (150) feet of the residence(s) on the lot(s), unless alternate forms of fire protection approved by the Fire Department are provided (e.g., sprinkler systems); and

iv.    The area of a flag lot which is less than thirty (30) feet in width shall not be considered part of the minimum lot area required in Table 5.05.

H.    Front Yard Setbacks.

1.    In the NV, NC, UV, and COSC districts, front yard setbacks for residential uses may be reduced to a minimum of ten (10) feet under the following conditions:

a.    When the garage or parking lot access is from the rear of the lot; or

b.    When the garage is located at least ten (10) feet behind the front facade of the primary structure on the lot; or

c.    When the driveway will be aligned to provide at least a twenty (20) foot long parking space between the sidewalk edge (closest to lot) and the garage.

2.    Such setback reductions shall not be allowed where they would result in a setback of fifty (50) percent or less than the setback of an existing dwelling on an abutting lot fronting on the same street. (See Design Guidelines, 18.05A.280, Garage Design.)

I.    Maximum Front Yard Setbacks.

1.    Proportion of Structure to be Built Within Setback.

a.    At least thirty (30) percent of the front facade of the primary residential structure on the lot must be on or within the maximum front setback line specified in Table 5.05.

b.    At least seventy (70) percent of the front facade of buildings fronting on a village or center green, park or plaza must be on or within the maximum front setback line specified in Tables 5.04 and 5.05.

2.    Exceptions to the Maximum Front Yard Setback Standard. The following are exempt from the maximum front yard setbacks specified in Tables 5.04 and 5.05.

a.    Parcels with physical site constraints. The approval authority may allow larger setbacks than required by Tables 5.04 and 5.05 to accommodate steep or difficult topography, views, rock out-crops, environmentally Critical Areas, or trees designated for preservation.

b.    Sensitive and high impact uses. The approval authority may allow greater front yard setbacks for nonresidential uses such as schools, nursing homes, public facilities, or utilities which may be sensitive to traffic noise or emissions, or warrant greater separation from adjoining property due to their potential impacts on adjoining land uses.

c.    Flag lots, (See Section 18.02.180, Definitions, Lots).

d.    Wedge-shape lots. (See Section 18.02.180, Definitions, Lots).

e.    Dwellings which front on an arterial street or arterial boulevard.

J.    Side Yard Setbacks.

1.    Reduced Side Yard Setbacks. A side yard building setback shall not be required for one (1) side of a residential lot provided that it meets the following conditions:

a.    If the distance between the proposed dwelling and property line is less than three (3) feet, the applicant shall provide evidence of at least a three (3) foot wide maintenance easement recorded with the deed of the applicable adjoining lot. Such easements shall provide access for the owner of the applicable lot (with a side yard setback of less than three (3) feet) to maintain the exterior of the wall and roof within three (3) feet of the side property line.

b.    Side yard setbacks shall not be less than five (5) feet along a property line adjoining a lot which is not approved for reduced setbacks (e.g., a conventional lot with two (2) five (5) foot wide side yard setbacks) or less than ten (10) feet along property lines which abut a public rights-of-way.

2.    Setbacks from Trails and Bike Paths. The minimum side yard setback adjoining a public bike path or walkway shall be ten (10) feet.

K.    Measurement of Setbacks. Setback width shall be measured from the outermost edge of the building foundation to the closest point of the applicable lot line.

L.    Encroachment into Setbacks.

1.    Required setback areas shall be kept free of any building or structure higher than thirty (30) inches.

2.    EXCEPTIONS: The buildings and projections listed below shall be allowed in the portion of the setback not contained in a utility, access, or other easement:

a.    Accessory structures, including accessory dwelling units, may be located in a required rear yard and/or in the rear thirty (30) feet of a required interior side yard; however, if a garage entrance faces the rear or side property line, it shall be setback at least ten (10) feet from that property line.

b.    Cornices, window sills, bay windows, flues and chimneys, planters, and roof eaves may project two (2) feet into the required yard area.

c.    Marquees and awnings for commercial uses.

d.    Fences in compliance with the fence height requirements specified in OMC 18.40.060.D Fences.

e.    Swimming pools, hot tubs and satellite dish antennas may be placed in the rear or interior side yard setback area.

f.    Up to fifty percent (50%) of a rear yards width may be occupied by a dwelling (primary residence or ADU) provided that the structure (foundation) is located at least ten (10) feet from the rear property line. For purposes of this Section, the rear yards width shall be measured in a straight line between the side property lines at the point of intersection with the rear property line.

g.    Signs in compliance with OMC 18.43.

FIGURE 5-4

M.    Height.

1.    Buildings Fronting on Village/Center Greens or Plazas. Buildings in villages and community oriented shopping centers which front onto the required park, green or plaza (see 18.05.080(N)(2) Private and Common Open Space--Villages, and Community Oriented Shopping Centers) shall be at least two (2) stories in height. This requirement does not apply to food or grocery stores.

2.    Commercial/Residential Transitions. Commercial buildings abutting lots designated for single family residential use shall not exceed two (2) stories or thirty-five (35) feet in height, whichever is less.

3.    Roof Projections. The following structures may exceed the height limits specified for the district in Table 5.05 by eighteen (18) feet, provided that such structures do not contain floor space:

a.    roof structures housing elevators, stairways, tanks, ventilating fans and similar equipment required to operate and maintain the building;

b.    fire or parapet walls;

c.    skylights;

d.    clock towers;

e.    flagpoles;

f.    chimneys;

g.    smoke stacks;

h.    wireless masts;

i.    T.V. antennas;

j.    steeples; and

k.    similar structures.

4.    Tall Buildings. In the NC, NV, UV, and COCS districts, buildings over thirty-five (35) feet in height must comply with the following requirements:

a.    The proposed building shall not be located within one hundred (100) feet of the boundary of the village or center. Public rights-of-way adjoining the village or center property boundary shall count toward this separation requirement. Exceptions to this provision shall be granted where topography, stands of trees (designated for retention and approved by the City’s Urban Forester), or other site features block the visibility of the section of the building above thirty-five (35) feet in height from existing or potential residential areas (zoned and available for residential use) adjoining the site; and

b.    Existing evergreen trees, which the City’s Urban Forester determines do not pose undue risks for proposed site improvements or public safety and are appropriate for their location at their mature size, are retained where possible to help screen the building from the view of residents of dwellings abutting the property.

5.    Places of Worship. The height of churches and other places of worship may exceed the height limits specified in Table 5.05 provided that the side yard width equals at least fifty (50) percent of the proposed height of the place of worship (including spires and towers).

6.    Free-Standing Ornamental Structures. Free-standing ornamental structures such as clock towers, sculptures, monuments or other similar features approved as part of a master plan (see Chapter 18.57, Master Planned Developments) shall not exceed 60 feet in height. These structures shall be located in the village center (see Section 18.05.050(C), Village/Community Center) and shall not contain signage.

7.    Radio and Television Transmitting and Receiving Towers. The height of radio and television transmitting and receiving towers may exceed the maximum building height allowed in the district, subject to approval of the Hearing Examiner consistent with Section 18.04.060(Z).

8.    Water Towers. Water towers may exceed the height limits specified in Table 5.05.

9.    Perimeter Buildings. Except as otherwise provided in Section 18.05.080(M), Height, buildings located within one hundred (100) feet of the boundary of the village or center shall not exceed two (2) stories or thirty five (35) feet, whichever is less.

10.    A building height waiver may be granted at project entries and along arterial or major collector streets within a Master Planned Community (NV, UV, and COSC) where slopes exist that would cause less than desirable height of building to width of street ratio (a ratio less than 1:4 building height to street width) not to exceed the permitted building height as measured from the fronting street edge.

N.    Private and Common Open Space.

1.    Development of Open Space.

a.    Open space required by Table 5.05 shall be devoted to undisturbed native vegetation, landscaping, and/or outdoor recreational facilities. Driveways, loading areas, maneuvering space and parking lots shall not be considered part of this required space.

b.    Required open space shall not be covered with impervious surfaces, except for walkways, tennis and basketball courts, swimming pools, or similar recreational uses which require an impervious surface.

c.    The Director or Hearing Examiner may increase the impervious surface coverage limits specified in Table 5.05 by up to five (5) percent to accommodate the walkways and recreational uses listed above (see also Chapter 18.36, Landscaping and Screening).

2.    Villages and Community Oriented Shopping Centers.

a.    Neighborhood villages, urban villages, and community oriented shopping centers shall contain at least five (5) percent open space available for public use or common use. Ownership of open space areas and type of access will be determined during the Master Planned Development review (see Chapter 18.57, OMC). As much as fifty (50) percent of this open space may be comprised of environmentally Critical Areas and associated buffers (see Chapter 18.32, OMC).

b.    Neighborhood villages, neighborhood centers, urban villages, and community oriented shopping centers must contain a neighborhood park or "green" between one (1) and four (4) acres in size located in the village or community center. This park, green, or plaza shall have an average slope no greater than five (5) percent; adequate drainage to allow active use in summer; and a width and length of no less than one hundred and fifty (150) feet.

3.    Cottage Housing Developments.

a.    A minimum of two hundred (200) square feet of private, contiguous, usable, open space shall be provided adjacent to each dwelling unit. No dimension of this open space area shall be less than ten (10) feet.

b.    A minimum of fifteen hundred (1500) square feet or two hundred (200) square feet per unit, whichever is more, shall be provided in common open space (e.g., available for the use of all residents of the cottage housing development). This open space shall be contained in a contiguous area with no dimension less than thirty (30) feet. Such open space shall be sufficiently level (e.g., less than five (5) percent slope) and well drained to enable active use in summer.

4.    Multifamily Housing.

a.    In neighborhood villages, urban villages, and community oriented shopping centers, parcels or sites accommodating multifamily housing (e.g., triplexes, fourplexes, and larger apartment buildings) shall contain at least thirty (30) percent open space. However, such multifamily housing within one hundred (100) feet of a neighborhood park, green, or public or common open space, which is at least ten thousand (10,000) square feet in size, shall only be required to retain fifteen (15) percent of the site in open space. Impervious surface coverage requirements shall be adjusted accordingly.

b.    At least fifty (50) percent of the open space required in 18.05.080(N)(4)(a) above shall be available for the common use of all residents of the multifamily housing.

c.    Common open space shall be contiguous with the housing site (e.g., not separated from the dwellings by streets or barriers that impede pedestrian access) and shall be sufficiently level (e.g., five (5) percent average slope) and well drained to allow active use in summer. No dimension shall be less than fifteen (15) feet.

(Ord. 7400 §17, 2024; Ord. 7205 §6, 2019; Ord. 7187 §3, 2019; Ord. 6886 §§20, 21, 2013; Ord. 6517 §17, 2007; Ord. 6426 §12, 2006; Ord. 6356 §4, 2005; Ord. 6140 §41, 2001; Ord. 5971 §15, 1999; Ord. 5830 §10, 1998; Ord. 5664 §5, 13, 1997; Ord. 5661 §4, 1996; Ord. 5595 §11, 1995; Ord. 5569 §13, 1995; Ord. 5517 §1, 1995).

(Ord. 6517 §17, 2007).

Refer to the following Chapters for additional related regulations:

(Ord. 5517 §1, 1995).

Effective December 16, 2003, the Olympia City Council approved and adopted the Briggs Village Master Plan, the details and regulations of which are found in Ordinance No. 6299, on file with the City Clerk. Effective April 9, 2014, the Olympia City Council approved and adopted amendments to the Briggs Village Master Plan, the details and regulations of which are found in Ordinance No. 6896, on file with the City Clerk. The City Clerk is hereby authorized and directed to insert the effective date and number of this Ordinance in this section.

(Ord. 6896 §2, 2014; Ord. 6299 §4, 2003).

On September 15, 2009, the Olympia City Council approved and adopted the Woodbury Crossing Master Plan, the details and regulations of which are found in Ordinance No. 6655, on file with the City Clerk.

(Ord. 7400 §18, 2024; Ord. 6655 §3, 2009).

On July 26, 2011, the Olympia City Council approved and adopted the Village at Mill Pond Master Plan, the details and regulations of which are found in Ordinance No. 6773, on file with the City Clerk. Effective 6-24-2019, the Olympia City Council approved and adopted amendments to the Village at Mill Pond Master plan, the details and regulations of which are found in Ordinance No. 7198, on file with the City Clerk. The City Clerk is hereby authorized and directed to insert the effective date and number of this Ordinance in this section.

(Ord. 7198 §2, 2019; Ord. 7104 §4 (Exh. D), 2017; Ord. 6773 §5, 2011).

The Requirement Sections in the following Design Criteria for the City of Olympia are the requirements each project shall meet. These design criteria are intended to supplement the development standards of each zoning district. Where the provisions of this chapter conflict with the provisions of the zoning district, the provisions of the zoning district shall apply. The Guidelines which follow each Requirement Statement are suggested ways to achieve the design intent. Each guideline is meant to indicate the preferred conditions, but other equal or better design solutions will be considered acceptable by the Board and/or staff, so long as these solutions meet the intent of these sections. Where a requirement and/or guideline is followed by the abbreviations found in the Legend on each page - these requirements and/or guidelines are applicable to that particular zone found in Chapter 18.05. Nothing in these Design Criteria shall be construed to create a duty on the part of the City or its officers, agents and employees with respect to the health, safety or welfare of the users of the structures and surroundings mentioned herein.

(Ord. 5967 §9, 1999; Ord. 5830 §49, 1998; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Arrange the streets and trails on the site so that the central internal open space and other community facilities can be accessed from all areas of the development without using an arterial street. The street layout shall be a modified grid street pattern adapted to the topography, unique natural features, and environmental constraints of the site. The street layout shall provide direct convenient access to the village center, community focus areas, and internal open space areas, and shall showcase gateways and vistas. When making connections with adjacent neighborhoods use traffic calming techniques where necessary. Public access shall be provided to water bodies that fall within the jurisdiction of the Shoreline Management Act. (Examples of such access may be an arboretum or swimming, if possible). Public access types include: UV, NV, COSC.

1.    Type I: Provides direct physical connection to the water’s edge including floats, docks, and boat launches. Access itself is located either up to the shoreline or floating over-the-water.

2.    Type II: Provides immediate proximity to the water’s edge, but does not provide the physical ability to touch the water.

3.    Type III: Provides unobstructed and proximate (very near) view of waterward side of the project.

4.    Type IV: Provides visual access to the waterfront (but not the waterside of the project) and shoreline interpretation.

Ownership and type of access will be determined during the Master Planned Development Process.

B.    GUIDELINE:

1.    Street layout should have a minimum of two (2) interconnections with the existing public street system rated as an arterial or collector. (UV, NV, COSC)

2.    The modified grid street pattern should define blocks that are two hundred fifty (250) to three hundred fifty (350) feet long. (UV, NV, COSC)

3.    When a block face is longer than three hundred fifty (350) feet, an alley should be provided with through access to another street or alley. (UV, NV, COSC)

4.    Street layout that includes access from alleys to development is preferred. (UV, NV, COSC)

5.    Blocks should be designed to have a maximum length of six hundred (600) feet from street to street and should either continue through the 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. (See Figure 5A-2)(UV, NV, COSC)

6.    A majority of the streets should be curved or terminated so that no street vista is longer than one thousand two hundred (1,200) feet. (UV, NV)

7.    Provide a connected system of recreation areas, trails, and natural open spaces that are linked to the village center and to natural features by streets or foot paths. (UV, NV, COSC)

8.    Provide street linkages, including pedestrian and bike facilities to adjacent developments and neighborhoods where possible. (UV, NV, COSC)

9.    Encourage pedestrian accessibility from adjacent residential neighborhoods by the use of through-block connections or other accessibility methods. (UV, NV, COSC, NC)

10.    Where there are wildlife habitat areas on a village or center site, connect them to adjacent habitat areas to facilitate wildlife movement. (UV, NV, COSC, NC)

Diagram of a modified grid street pattern built around a village center. Note the three (3) connections to the surrounding street system. Each village or community oriented shopping center must have at least two (2) peripheral attachments.

FIGURE 5A-1

Diagram of an internal street pattern defining geometrically shaped blocks.

FIGURE 5A-2

(Ord. 6517 §18, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Common open space shall be used for social, recreational, and/or natural environment preservation purposes. It shall include at least one internal open space (such as a village center park) which will serve as a center and around which commercial mixed use and some higher density housing may be located. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    An internal open space should be designed as a center park, town square, or urban park, should be an active gathering place in both day and evening, and should include places for strolling, sitting, social interaction, and recreation.(UV, NV, COSC, NC)

2.    The core area or center of the site should contain a greater intensity of development than outlying areas. Smaller lots and higher density dwellings should be located closer to the center park and commercial area. (UV, NV, COSC)

3.    All commercial development in villages and centers should be within approximately six hundred (600) feet of an existing or planned transit stop. (UV, NV, COSC, NC)

4.    Surround the urban village center park with a concentration of high density development which may include commercial, residential, public and semi-public uses, community clubs, and community facilities. (UV)

5.    A village center park should have a distinct geometric shape, and be bounded by streets with curb side parking on a minimum of fifty (50) percent of its perimeter. (NV, COSC, NC)

6.    The center park should be landscaped using elements such as formal gardens, walkways, monuments, statues, gazebos, fountains, park benches, children’s play equipment, small playfields and pedestrian-scale lamp posts. (NV, COSC, NC)

7.    Internal open spaces should be landscaped with trees and shrubs that do not visually obstruct scenic vistas. (NV, COSC, NC)

FIGURE 5A-3

FIGURE 5A-4

A village center park can take many forms but should serve as an active gathering place surrounded by medium and high density housing.

A neighborhood center, not part of a village, may be located in some existing neighborhoods to provide some small scale convenience service to adjacent neighborhoods.

Small scale neighborhood centers outside of villages should use the same Pedestrian/Sidewalk Orientation, Building Design, Landscape Design and Sign Guidelines as Urban and Neighborhood Villages.

FIGURE 5A-5

A neighborhood center park, village center park or a community oriented shopping center park can serve a variety of functions. Its size and shape should accommodate the anticipated use.

FIGURE 5A-6

(Ord. 6517 §19, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Distinct or prominent buildings shall be located at gateways within a village, or community oriented shopping center, at focal points, such as corner sites, or at points of visual termination. (UV, NV, COSC)

B.    GUIDELINE:

1.    Prominent, monumental buildings or structures should mark gateways, focal points, or points of visual termination. This can be accomplished by using:

a.    distinct massing (such as the use of recessed entries, contrasting materials and architectural features that identify a bottom, middle and top of a building),

b.    additional height or the appearance of enhanced height (such as with the use of roof pitches and shapes, or cornice detail),

c.    distinct architectural embellishments or ornamentation that break up and create variety on flat facades.

Focal points should terminate views down streets.

Gateway buildings should mark transition areas.

FIGURE 5A-7

(Ord. 6517 §20, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Create an interesting street that is visually attractive, and easy to use for pedestrians who will live, work or shop in the area. Buildings internal to a village or center shall generally face and be located on pedestrian streets. This will allow entries, display windows, and building facades to create a continuous row of store fronts and residences. Parking shall be clustered and/or located on the side or behind buildings and be designed in a way that gives pedestrians access to building entrances that are as direct as possible. (UV, NV, COSC, NC)

Exceptions to building and parking orientation may be made for a grocery store in an urban village, or a community oriented shopping center. (UV, COSC)

The orientation and facade of a building adjacent to an arterial or major collector shall be designed to enhance the adjacent neighborhood. Buildings and parking lots located adjacent to an arterial or major collector on the edge of a village or center shall be designed and oriented to (1) maximize the presence and prominence of the building on village corners and at gateways and (2) minimize the presence and prominence of parking lots. Where a building entry faces a parking lot, pedestrian linkages to the internal street network must be as pleasant, visible, well lit, and direct as possible. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Orientation

a.    Store fronts should face the core area, center park, and/or sidewalk of the streets on the site. (UV, NV, COSC, NC)

b.    Buildings fronting on a village or center park, green or plaza should be at least two (2) stories high. (UV, NV, COSC, NC)

c.    Corner lots at major street entry points or village center areas should be occupied by buildings or structures designed to emphasize their prominent location. (UV, NV, COSC)

d.    Locate service and delivery away from the main streets where possible. (UV, NV, COSC, NC)

e.    Avoid and/or minimize curb cuts on streets. Use alleys or side streets for vehicle access where possible. (UV, NV, COSC)

f.    Require the site design to accommodate transit on transit routes:

i.    bordering the site, and

ii.    within a core area that may have transit service. (See Figure 5A-5.)(UV, NV, COSC, NC)

2.    Enhanced Pedestrian Access

a.    Direct pedestrian access should be provided from sidewalks and parking lots to building entrances, to bus stops, and to adjacent buildings. Where practical and consistent with the other provisions of the district, parking isles should be aligned perpendicular to the building and pedestrian access should be separate from vehicular travel lanes. (See Figure 5A-9.)(UV, NV, COSC, NC)

b.    Where a parking lot separates a building entrance from a sidewalk in the rights-of-way, a pedestrian walkway at least six (6) feet in width should be provided connecting the street, the sidewalk and the building entrance. Such crossings should be clearly marked. (See Figure 5A-9.)(UV, NV, COSC, NC)

c.    Define walkways with vertical plants, such as trees or shrubs and with lighting. (UV, NV, COSC, NC)

d.    Place signs where they clearly direct customers to the building entrances and the parking areas. (UV, NV, COSC, NC)

e.    Motor vehicle wheel stops or extended curbs should be installed or sidewalk widths should be increased as necessary to ensure that pedestrian walkways within the site have a passable width of at least four (4) feet and sidewalks in rights-of-way are not encroached upon. Street lights, utility poles, benches, trees, trash receptacles and similar streetscape fixtures should, to the greatest extent practical, be situated such that sidewalks in the rights-of-way have a passable width of at least five (5) feet. (UV, NV, COSC, NC)

f.    A walkway or shared bike/pedestrian network should be provided throughout the site that interconnects all dwelling units with other units, nonresidential uses, and common open space. Bike and pedestrian ways should be on the street and alley network but additional connections may be provided. (UV, NV, COSC)

Parking isles perpendicular to a building entrance are preferred to allow easy and safe connection to building entrances. A convenient pedestrian walkway should be provided between a sidewalk and the building entrance where a sidewalk is separated by a parking lot.

Provide a clear sense of entry upon arrival to the building.

FIGURE 5A-9

3.    Enhanced Pedestrian Amenity

a.    Walkway materials and patterns and pedestrian amenities such as benches, shelters, trash receptacles, street trees, pedestrian lighting, and drinking fountains should be coordinated to provide some uniformity of design throughout the site. Such improvements should comply with any applicable, adopted streetscape plan and should be incorporated into the core area. (UV, NV, COSC, NC)

4.    Possible amenities include:

a.    Walls and planters that can be used for seating. (UV, NV, COSC)

b.    Seating in a variety of locations such as places which are sunny, sheltered from the rain and wind, or shaded in the summer. (UV, NV, COSC)

c.    Fountains or sculpture incorporated into small under-utilized areas. (UV, NV, COSC)

d.    Seating that allows users to observe the activities of the street or enjoy a scenic view. (UV, NV, COSC)

e.    Plazas and courtyards with fountains, sculpture, mobiles, flower boxes, kiosks, banners, etc. (UV, NV, COSC)

f.    Street vendor stations where allowed. (UV, COSC)

g.    Bike racks. (UV, NV, COSC, NC)

FIGURE 5A-10

5.    Add Character and Visual Diversity to Walkways.

a.    Use a change in color and materials such as pavers, brick, stone, and exposed aggregate set in geometric or free form patterns to add interest and variety to walking surface. (UV, NV, COSC)

b.    Identify street crossings through changes in color, materials, or patterns. (UV, NV, COSC)

c.    Separate the pedestrian from the street by placing planters, street trees and planter strips, bollards, or similar elements at the street edge of the sidewalk. (UV, NV, COSC)

d.    Encourage the use of alleys by pedestrians by providing alleys with lighting, plantings, and paving materials in areas of the site where the alley is or may be used as a pedestrian link. (See Figure 5A-4.)(UV, NV, COSC)

Pavers can be used to clearly identify pedestrian areas.

FIGURE 5A-11

6.    On-Site Parking

a.    Avoid placing parking lots on corners because the goal is to have buildings as the dominant feature especially on corner lots. (UV, NV, COSC, NC)

b.    Off street parking should have access from alleys or from streets at locations that don’t conflict with pedestrian circulation in the center park or main street area. (See Figure 5A-3.)(UV, NV, COSC, NC)

c.    Minimize the apparent width of parking lots which are located adjacent to the street by minimizing curb cuts and through landscaping and screening. (See 5A-12.)(UV, NV, COSC, NC)

d.    Limit parking lots on the street frontage to thirty (30) percent of the street frontage of the property. Exceptions may be considered for the grocery store parking lot in an urban village, or community oriented shopping center. An exempted grocery store parking lot should not face a center park or plaza. (UV, NV, COSC, NC)

e.    Maintain the building line by screening parking lots which abut the street. Hedges, fences, raised planters, and low walls combined with plantings are possible solutions. However, these cannot obscure vehicular sight lines as a safety requisite. Another solution is to extend the facade of a building with parking located behind it. (UV, NV, COSC)

f.    Where parking structures or covered parking faces the street at least sixty (60) percent of the parking structure facing the street between two (2) and eight (8) feet above the sidewalk should incorporate at least one of the treatments listed: (UV, NV, COSC)

i.    transparent windows (with clear or lightly tinted glass) where pedestrian-oriented businesses are located along the facade of the parking structure;

ii.    display windows;

iii.    decorative metal grille work or similar detailing which provides texture and covers the parking structure opening;

iv.    art or architectural treatment such as sculpture, mosaic, glass block, opaque art glass, relief art work, or similar features; or

v.    vertical trellis or other landscaping or pedestrian plaza area.

g.    Vehicle entries to garages should be recessed at least six (6) feet from the primary facade plane in order to minimize their prominence.

On-Site Parking Placement

Curb cuts should be minimized as much as possible.

FIGURE 5A-12

7.    Lighting

a.    Accent structures, conserve energy and provide visibility and security with lighting. (UV, NV, COSC, NC)

b.    Use lighting to accent key architectural elements or to emphasize landscape features. (UV, NV, COSC, NC)

c.    Provide well lighted pedestrian sidewalks and alleys in accordance with Olympia Street Standards. (UV, NV, COSC, NC)

d.    Locate lighting so as not to have a negative impact on adjacent properties such as shining off site into adjacent buildings. (UV, NV, COSC, NC)

e.    Decorative street lights should be placed at regular intervals throughout the development. (UV, NV, COSC)

Lighting should be designed so that it does not adversely intrude on neighboring property.

FIGURE 5A-13

FIGURE 5A-14

8.    Physical Context

a.    Conform floor elevations to sidewalk grades where possible, except for residential units where first floors may be elevated two to four (2-4) feet above grade to provide privacy. (See Figure 5A-15.)(UV, NV, COSC, NC)

9.    Consolidation

a.    Use common wall side by side development with continuity of facades (as allowed by Table 5.04 sideyard setbacks). (UV, NV, COSC, NC)

b.    Consolidate required parking for several businesses on one (1) parking lot, wherever possible. (UV, NV, COSC, NC)

FIGURE 5A-15

Entries to residential units with small setbacks are raised two to four (2-4) feet above the sidewalk grade to provide privacy for residents.

FIGURE 5A-16

(Ord. 6517 §20, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995)

A.    REQUIREMENT: Design the site to minimize the need for fences and walls which inhibit or discourage pedestrian use of sidewalks or paths, isolate neighborhoods, or separate neighborhoods from main roads. Allow exceptions where necessary to reduce noise, provide buffers or create private yards. (UV, NV, COSC, NC, UC)

B.    GUIDELINE:

1.    Front and side yards which abut a street should be visually open to the street. (UV, NV, COSC, NC, UC)

2.    Where a fence, wall or landscaped area separates a sidewalk from a building or one development from another, pedestrian breaks and/or crossings should be placed at regular intervals. (UV, NV, COSC, NC, UC)

3.    Where fences or walls are necessary to reduce noise, provide buffers, or create private yards, consider the guidelines below to maintain a pedestrian scale along the street: (UV, NV, COSC, NC, UC)

a.    Provide art (mosaic, mural decorative masonry pattern, sculpture, relief, etc.) over a substantial portion of the blank wall surface. (UV, NV, COSC, NC, UC)

b.    Employ small setbacks, indentations, stepped fence heights, or other means of breaking up the wall or fence surface and height. (UV, NV, COSC, NC, UC)

c.    Employ different texture, colors, or materials (including landscape materials) to break up the wall’s surface. (UV, NV, COSC, NC, UC)

d.    Provide special lighting, a canopy, awning, horizontal trellis or other pedestrian oriented feature that breaks up the size of the blank wall’s surface and adds visual interest. (UV, NV, COSC, NC, UC)

e.    If fencing is required, repeat the use of facade building materials on fence columns and/or stringers. (UV, NV, COSC, NC, UC)

Alternative to solid, or blank-looking fence.

FIGURE 5A-17

FIGURE 5A-18

(Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Maintain interest at the street level in buildings which abut the street by orienting active uses (such as retail storefront window displays or restaurants) to the street and center park where possible. (UV, NV, COSC, NC)

Commercial and mixed use buildings shall appear to create a pedestrian shopping street with a clearly defined street edge and clearly defined entries. The rear of these buildings shall be designed so that they are approachable from rear yard parking where necessary and are not obtrusive to adjacent neighbors. (UV, NV, COSC, NC)

Buildings shall avoid long, monotonous uninterrupted walls or roof planes. Buildings shall use articulation and/or modulation on all walls that are visible to pedestrians. (UV, NV, COSC, NC)

Buildings occupying corners shall be designed as more dramatic structures to emphasize their prominent locations. (UV, NV, COSC)

B.    GUIDELINE:

1.    Building materials and colors may include any of the following:

a.    Masonry, wood, stucco, concrete, stone, and tile, each broken into small modules. (UV, NV, COSC, NC)

b.    Accent or trim colors are encouraged. (UV, NV, COSC, NC)

These elements help to create an active street that is human scale and attractive to pedestrians.

FIGURE 5A-19

2.    Building elements should employ:

a.    Vertical and horizontal relief in the facade that identifies a bottom, middle and top of the building. (UV, NV, COSC, NC)

b.    A clearly defined pedestrian entry facing the street. (UV, NV, COSC, NC)

c.    Window systems grouped together to form larger areas of glass separated by moldings or jambs. (UV, NV, COSC, NC)

d.    Awnings, canopies, marquees, building overhangs, or similar form of pedestrian weather protection at least four and one half (41/2) feet wide provided along at least eighty (80) percent of the frontage of buildings which abut a pedestrian street. (UV, NV, COSC, NC)

3.    Building Proportions - Size, Height and Bulk

a.    Use design techniques that minimize the apparent size of the building such as:

i.    Building stepbacks on upper levels, (UV, NV, COSC, NC)

ii.    Curved or articulated surfaces, (UV, NV, COSC, NC)

iii.    Recessed entries, (UV, NV, COSC, NC)

iv.    Roof lines, pitches and shapes, (UV, NV, COSC, NC)

v.    Cornices, (UV, NV, COSC, NC)

vi.    Bldg. ornamentation, (UV, NV, COSC, NC)

vii.    Overhangs & soffits, (UV, NV, COSC, NC)

viii.    Dormers, balconies and porches that clearly define street facing entries to residential properties, (UV, NV, COSC, NC)

ix.    Building fenestration and detailing (store front or multi-paned windows for residential units), and (UV, NV, COSC, NC)

x.    Awnings and marquees. (UV, NV, COSC, NC)

b.    Buildings on corner lots may be designed with additional height and architectural embellishments such as corner towers to emphasize their location. (See Figure 5A-21.)(UV, NV, COSC)

Align the bottom edge of awnings, canopies or marquees when appropriate on a group of buildings so that the unity of the store front line is maintained with adjacent buildings.

FIGURE 5A-20

Corner buildings should be designed as more dramatic structures to emphasize their prominent location.

Traditional style building with a clearly defined bottom, middle and top.

FIGURE 5A-21

Modern style building with a bottom, middle, and a top cornice detail. Use of a variety of materials helps to add interest to the building facade.

FIGURE 5A-22

4.    Exterior Wall Treatments

a.    Provide frequent views and access into interior activities of office and commercial buildings from the street. For example, use a high proportion of clear glass at the street level or have displays or services directly available from the street where appropriate. (UV, NV, COSC, NC)

b.    In mixed use buildings, the difference between ground floor commercial uses and entrances for upper level commercial or apartment uses should be reflected by differences in facade treatment. Differentiation can be achieved through distinct but compatible exterior materials, signs, awnings and exterior lighting. (UV, NV, COSC, NC)

c.    One or more of the following wall treatments should be required for building faces fronting on a sidewalk. In total, such wall treatments should cover or comprise at least sixty (60) percent of the building face between two (2) and eight (8) feet in elevation above the sidewalk. Except as provided for in (d), wall segments without such treatments should not exceed thirty (30) feet in length: (UV, NV, COSC, NC)

i.    Clear or lightly tinted windows which are transparent when viewed from the sidewalk; (UV, NV, COSC, NC)

ii.    Ornamental and structural architectural details, a mosaic, decorative masonry or tile, surface texture, relief art work, sculpture or murals; (UV, NV, COSC, NC)

iii.    Climbing plants, vines, trees, or other vegetation; or (UV, NV, COSC, NC)

iv.    A pedestrian area located along the southern, eastern, or western exposure of a building face at a transit stop, intersection corner, or other location identified in an adopted streetscape plan may substitute for the wall treatments listed above. (UV, NV, COSC, NC)

Ground floor commercial uses should be differentiated by the facade treatment.

FIGURE 5A-23

(Ord. 6517 §21, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Use design elements that result in buildings with a perceived size that maintains a human scale street that is comfortable for pedestrians and attractive to them. See Figure 5A-43 and Figure 5A-44. These techniques are also useful when commercial buildings abut residential development. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Use rooflines to maintain apparent scale and reinforce or create architectural character on a street. (UV, NV, COSC, NC)

2.    Use architectural features such as cornices or other details that lower the apparent height. (UV, NV, COSC, NC)

3.    Use modulation (stepping back and stepping forward) and articulation on building facades to reduce the bulk of buildings. (Figure 5A-24)(UV, NV, COSC, NC) Articulation methods include:

a.    Broken rooflines

b.    Building elements such as balconies, chimneys, porches or other entry details, and landscaping.

4.    Place display windows and retail shops at the street level around the exterior of larger buildings. (UV, NV, COSC)

This building is articulated into intervals. Articulation methods include modulation, broken rooflines, buildings elements (chimneys, entries, etc.) and landscaping.

FIGURE 5A-24

Rooflines can reinforce the architectural character of a street.

Architectural features like cornices can relate to adjacent buildings, lowering the apparent, conflicting height of a building.

FIGURE 5A-25

Sometimes an area has a number of buildings that feature a distinctive architectural concept or style. In these cases, using that organizational concept can achieve compatibility at a deeper level.

FIGURE 5A-26

(Ord. 6517 §22, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Ensure buildings have consistent visual identity from all sides visible to the general public. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Continue exterior materials, architectural detailing, and color scheme around all sides of the building visible to the general public. (UV, NV, COSC, NC)

a.    Avoid having building fronts or backs which do not look related to the remainder of the building where more than one wall plane can be viewed at the same time. (UV, NV, COSC, NC)

FIGURE 5A-27

(Ord. 6517 §23, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT 1: Locate the main pedestrian entry towards the pedestrian-oriented street. Orient drive-through facilities in a way that makes minimal disruption on the street edge. See also Section 18.05.060(A) Use Standards. (UV, NV, COSC, NC)

REQUIREMENT 2: Locate the drive-through facility on the side or behind the building as viewed from the street. Drive-through facilities shall not be located between the building and the street frontage, nor between the primary parking and building entry unless the proposed drive-through location provides equivalent or better pedestrian access to the building. For all drive-through facilities, uninterrupted pedestrian access to the main building entry shall be provided.

B.    GUIDELINE:

1.    Design the drive-through window so that it is clearly subordinate to the main building. (UV, NV, COSC, NC)

2.    Where the drive-through is a separate structure, use architectural details that conform to those used on the main building. (UV, NV, COSC, NC)

3.    Minimize curb cuts and the disruption of a sidewalk by:

a.    Making the width of the lane approaching the window as narrow as possible, and

b.    Using landscaping and planters to provide a street edge adjacent to the sidewalk. (UV, NV, COSC, NC)

(Ord. 7061 §5, 2017; Ord. 6517 §24, 2007; Ord. 5714 §11, 1997; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Treat plantings and other landscape elements as enhancements to the more dominant built environment. Street trees shall be planted along each side of all streets. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Employ any of the following planting techniques for landscape design:

a.    Small planting areas with flowering shrubs. (UV, NV, COSC, NC)

b.    Trimmed hedges, window boxes, hanging flower baskets. (UV, NV, COSC, NC)

c.    Use of shrubs or vines trained to grow upright on wires or trellises (espaliers) next to blank walls with narrow planting areas. (UV, NV, COSC, NC)

d.    Isolated trees installed in pavement cutouts. (UV, NV, COSC, NC)

e.    Street trees should be massed at critical points such as at focal points along a curve in a roadway. (UV, NV, COSC, NC)

f.    Low maintenance, low chemical dependent drought-tolerant plant materials should be used. (UV, NV, COSC, NC)

g.    Repeat similar tree and shrub types to coordinate old and new phases of development and provide visual continuity. (UV, NV, COSC, NC)

h.    Limit varieties of plant types, use shrubs in multiples of similar types, and avoid a haphazard mixture of textures, colors and plant types. (UV, NV, COSC, NC)

i.    Include a well landscaped surface stormwater treatment area in the landscape design where surface stormwater treatment is provided. (UV, NV, COSC, NC)

j.    Retain natural greenbelt vegetation that contributes to greenbelt preservation. (UV, NV, COSC, NC)

k.    The owner should provide regular maintenance to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced (see Landscaping and Screening Chapter of the Olympia Unified Development Code 18.36). (UV, NV, COSC, NC)

l.    Landscape open areas created by building modulation. (UV, NV, COSC, NC)

m.    Incorporate upper story planter boxes or roof plants into facades that can be seen by pedestrians. (UV, NV, COSC, NC)

n.    Emphasize entries with special planting in conjunction with decorative paving and/or lighting. (UV, NV, COSC, NC)

FIGURE 5A-28

(Ord. 6517 §25, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Use landscaping to help define, break up and screen parking areas. Landscaping shall provide a separation between incompatible land uses or activities (such as a parking lot next to the bedrooms of a residential structure). Landscaping shall provide a physical or visual barrier for service areas, mechanical equipment, loading docks or similar areas. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Canopy trees (able to spread and shade) should be added to parking areas - there should be no more than six (6) parking spaces in a row without a landscape peninsula within the parking area having a two (2) inch caliper tree, shrubs, and ground covers. (UV, NV, COSC, NC)

2.    Wheel stops, curbs, or walkways should be used to protect landscaping from being run over by vehicles in the parking lot. (UV, NV, COSC, NC)

3.    Screening can be provided by hedges, densely planted shrubs, evergreen trees, or combinations of these. (UV, NV, COSC, NC)

4.    Screen parking from the street with low walls or fencing that maintain building facades, but also maintain vehicular sight lines at the corners and security for customers. (UV, NV, COSC, NC)

5.    If fencing is required, repeat the use of facade building materials on fence columns and/or stringers. (UV, NV, COSC, NC)

6.    Berms, walls and fences are encouraged in combination with trees, shrubs and vines to screen parking lots. (UV, NV, COSC, NC)

7.    Raised planter boxes of concrete, stone, wood, brick or other compatible materials can provide useful separation and screening. (UV, NV, COSC, NC)

8.    Locate appropriate landscape materials near building walls or service areas where screening is needed. Large planters may be used as alternative solutions. (UV, NV, COSC, NC)

9.    Planters may be placed at the end of bays, on the interior or between rows of parking stalls, providing linear strips for plantings. Use of compact parking spaces as allowed provides some flexibility in design. (UV, NV, COSC, NC)

10.    Unrelieved blank walls with narrow planting areas can be softened with espaliered shrubs or vines. (UV, NV, COSC, NC)

Vines, hardy shrubs and columnar trees used to landscape a narrow planting bed.

FIGURE 5A-29

FIGURE 5A-30

FIGURE 5A-31

(Ord. 6517 §26, 2007; Ord. 5661§4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Healthy existing trees, that are appropriate to the site at their mature size, shall be incorporated into the landscaping whenever possible where they are unique because of size, species, historical association or other factors and are appropriate to the site at their mature size. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Retain healthy mature trees where possible. (See also the Olympia Tree Protection and Replacement Chapter OMC 16.60). (UV, NV, COSC, NC)

2.    Design the site to preserve unique specimens. (UV, NV, COSC, NC)

3.    Minimize site alteration, soil disturbance, and compaction within the drip line of existing trees. (UV, NV, COSC, NC)

4.    Provide a tree well or other form of protection where the surrounding grade must be raised. (UV, NV, COSC, NC)

5.    Fence around drip line during construction. (UV, NV, COSC, NC)

6.    Incorporate the tree plan into the landscape plan. (UV, NV, COSC, NC)

FIGURE 5A-32

(Ord. 6517 §27, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Provide adequate signs for businesses while maintaining the building’s architectural integrity, by locating signs so that building details shall not be covered or obscured. (UV, NV, COSC, NC). Signs will conform to the Olympia Zoning Ordinance Sign Code (OMC 18.43, Signs).

B.    GUIDELINE:

1.    Use sign panel shapes that accentuate the building’s architectural forms. (UV, NV, COSC, NC)

2.    Use window signs where wall signs would detract from architectural elements of the building facade. Symbols for the business such as a pair of eyeglasses can be used to add detail that can be viewed from the sidewalk. (UV, NV, COSC, NC)

3.    Keep signs subordinate to the building design. (UV, NV, COSC, NC)

4.    Coordinate colors with the colors of the building. (UV, NV, COSC, NC)

5.    When several businesses share the same building, use directory signs where possible and use similar sizes and types of signs. (UV, NV, COSC, NC)

6.    Addresses must be clearly visible from the street edge, in accordance with OMC Section 12.48.120C. (UV, NV, COSC, NC)

Examples of preferred ways to attach signs to building.

FIGURE 5A-33

FIGURE 5A-34

(Ord. 7205 §7, 2019; Ord. 6517 §28, 2007; Ord. 6093 §23, 2001; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Provide adequate signage for businesses when building-mounted signs cannot be used because they will obscure the architectural details of the building. (UV, NV, COSC, NC). Signs will conform to OMC 18.43, Signs.

B.    GUIDELINE:

1.    A key design feature should be a compact building pattern with buildings located close to and behind the sidewalks and street trees separating the sidewalk from moving vehicles. In an effort to reduce the number of view obstructions in villages or centers, signs should be attached to the building. However, where buildings are set back from the sidewalk and/or property line, freestanding signs would be an appropriate second choice using the following guidelines:

a.    Freestanding signs should be limited in size and height. The maximum height should be four (4) feet above grade. (UV, NV, COSC, NC)

b.    For visual clarity, the lettering style and colors should be limited to two (2) lettering styles and three colors. (UV, NV, COSC, NC)

c.    Incorporate signs in planters or as screening walls. (UV, NV, COSC, NC)

FIGURE 5A-35

(Ord. 7205 §8, 2019; Ord. 6517 §29, 2007; Ord. 6093 §24, 2001; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Design multifamily projects to be oriented to the center park, green, or plaza or to other streets in the village or center. (See Figure 5A-36.) (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Use a modified street grid system with most buildings fronting on a street. (UV, NV, COSC)

a.    Parking areas should be located behind or under buildings and accessed from alley-type driveways. If driveway access from streets is necessary, minimum width driveways meeting the Fire Access Standards should be used. (UV, NV, COSC)

b.    Each building should have direct pedestrian access from the street fronting the building and from the back where the parking is located. (UV, NV, COSC, NC)

2.    Another alternative may be to orient the buildings into U-shaped courtyards where the front door/main entry into the building is from a front courtyard. Access to the courtyard from the rear parking area should be through a well lighted breezeway or stairway. This alternative will work where projects abut an arterial or major collector street where the quality of living could be enhanced with buildings facing into the courtyard. The buildings would still be located between the street and the parking lot. (UV, NV, COSC, NC)

Examples of preferred site planning which creates usable open space, adding value and identity to the complex, by siting parking behind or to the side of the buildings.

FIGURE 5A-36

(Ord. 6517 §30, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Minimize the impact of driveways and parking lots on pedestrians and neighboring properties by designing and locating parking lots, carports, and garages in a way that creates few interruptions on the street, sidewalk or building facade. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Locate surface parking at rear or side of lot; (UV, NV, COSC, NC)

2.    Break large parking lots into small ones; (UV, NV, COSC, NC)

3.    Minimize the number and width of driveways and curb cuts; (UV, NV, COSC, NC)

4.    Share driveways with adjacent property owners; (UV, NV, COSC, NC)

5.    Locate parking in areas that are less visible from the street; (UV, NV, COSC, NC)

6.    Locate driveways so they are visually less dominant; and (UV, NV, COSC, NC)

7.    Berm and landscape parking lots when they are visible from the street. (UV, NV, COSC, NC)

8.    Screen parking lots abutting single family residences with landscaping and/or fencing. (UV, NV, COSC, NC)

9.    Limit parking lots on street frontages to thirty (30) percent of the street frontage. (UV, NV, COSC, NC)

(Ord. 6517 §31, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Provide adequate lighting and pedestrian access to mailboxes, and bus stops. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Mail Boxes. If common mailbox services are used, they should be located near the project entry or near any recreational facilities. The architectural character should be similar in form, materials, and colors to the surrounding buildings. Mail boxes should be well lighted and pedestrian accessible. Mailboxes and their locations must be approved by the U.S. Postal Service. (UV, NV, COSC, NC)

2.    Site Lighting

a.    Site lighting should be provided throughout and should be pedestrian scale low level lighting located at the walkways. (UV, NV, COSC, NC)

b.    Security lighting should be provided in the parking areas, play areas and at bus stops. (UV, NV, COSC, NC)

c.    Lighting should not shine into the dwelling units on the site. (UV, NV, COSC, NC)

d.    Lighting should be directed away from neighboring development. (UV, NV, COSC, NC)

(Ord. 6517 §32, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Provide adequate screening for support facility needs associated with multifamily developments. (UV, NV, COSC, NC)

B.    GUIDELINE: Support areas should be located adjacent to parking areas and should be fully screened with a minimum six (6) foot high fence. The screening material should match the main buildings and the perimeters be planted with shrubs and ornamental trees. (See Landscaping and Screening Chapter of the Olympia Zoning Code 18.36.) (UV, NV, COSC, NC)

Service elements located away from the street edge and not generally visible from the sidewalk.

FIGURE 5A-37

(Ord. 6517 §33, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Architectural scale of those portions of a multifamily building facing a neighborhood with a different scale shall use design techniques that minimize the difference in scale. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Use house size building elements when locating a multifamily project adjacent to a single family neighborhood by employing any of the following techniques:

a.    Place one (1) and two (2) story units adjacent to existing one story houses, and two (2) and three (3) story units adjacent to existing two (2) story houses. (UV, NV, COSC, NC)

b.    Use wall plane articulation/modulation to break a multifamily building into house size building elements, especially where there is a building height transition. (UV, NV, COSC, NC)

c.    Design the exterior of multifamily buildings to appear as a single building, such as a large single family detached dwelling. (UV, NV, COSC, NC)

At zone transitions, special care should be taken to reflect the articulation intervals of adjacent development.

Good use of articulation could result in a form like this.

This higher density multifamily building "steps back" to conform to the abutting lower density property. This use of modulation helps the multifamily building fit into the neighborhood. In Olympia, the multifamily building would be restricted to three (3) stories, since it is within one hundred (100) feet of a residential zone.

FIGURE 5A-38

FIGURE 5A-39

(Ord. 6517 §34, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Orient buildings to provide for privacy, to the extent practical, both within the multifamily project and for the neighborhood. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Locate windows so that residents from one unit cannot look directly into another unit. (UV, NV, COSC, NC)

2.    Locate parking lots so that they do not impose on the ground floor units’ privacy. If this is not feasible, locate buildings so that adequate landscaping can be planted to provide privacy. (UV, NV, COSC, NC)

Reducing windows and decks overlooking neighboring residential property or increasing side setbacks can increase privacy.

FIGURE 5A-40

This apartment located in the entry court adjacent to the neighboring residence and arranged interior spaces so the views into the neighboring properties were minimized.

FIGURE 5A-41

(Ord. 6517 §35, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Avoid the barracks-like quality of flat walls and roofs by separations, changes in plane and height, and the inclusion of elements such as balconies, porches, arcades, dormers, and cross gables. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Buildings should be divided and given human scale by using articulation and/or modulation at least every thirty (30) feet. (See Figure 5A-24 and 5A-43.) Ways to do this include:

a.    Facade modulation - stepping back or extending forward a portion of the facade at least six (6) feet (measured perpendicular to the front facade), for each interval. (UV, NV, COSC, NC)

b.    Articulating each interval with architectural elements like porches, balconies, bay windows and/or covered entries. (UV, NV, COSC, NC)

c.    Articulating the roof line by stepping the roof and by emphasizing dormers, chimneys, gables. (UV, NV, COSC, NC)

d.    Providing a ground or wall mounted light fixture, a trellis, a tree, or other site feature within each interval. (UV, NV, COSC, NC)

2.    Reduce the apparent size of multifamily buildings by using:

a.    Roof design that employs

i.    gable, gambrel or hipped roof,

ii.    broken or articulated roof line,

iii.    prominent cornice or fascia that emphasizes the top of the building, or

iv.    other roof element that emphasizes a building’s concept and helps it to fit in with neighboring structures with prominent roofs. (UV, NV, COSC, NC)

b.    Using architectural details that are well proportioned to achieve human scale such as:

i.    entry details like covered porches and recesses;

ii.    occupiable spaces like bay windows and balconies;

iii.    window details like vertically proportioned window openings which are recessed into the face of the building and broken up with smaller panes of glass;

iv.    roof details like brackets, chimneys, roof overhangs of at least 16" (measured horizontally), or roof cornice elements at least 12" in width (measured vertically);

v.    windows which are trimmed to create relief in the facade by being detailed to appear to recede into the building face. (UV, NV, COSC, NC)

3.    Where parking structures or covered parking faces the street at least 60 percent of the parking facade facing the street between two (2) and eight (8) feet above the sidewalk shall incorporate at least one of the treatments listed: (UV, NV, COSC)

a.    transparent windows (with clear or lightly tinted glass) where pedestrian-oriented businesses are located along the facade of the parking structure,

b.    display windows,

c.    decorative metal grille work or similar detailing which provides texture and covers the parking structure opening,

d.    art or architectural treatment such as sculpture, mosaic, glass block, opaque art glass, relief art work, or similar features, or

e.    vertical trellis or other landscaping or pedestrian plaza area.

4.    Vehicle entries to garages should be recessed at least six (6) feet from the primary facade plane in order to minimize their prominence. (UV, NV, COSC, NC)

Three attached units appear as one large custom home.

Articulated facade gives appearance of a collection of smaller structures.

FIGURE 5A-42

Covered entries, like porches help achieve human scale. Human scale is derived from a building’s architectural details and elements whose size people are familiar with.

Vertically proportioned divided windows help achieve human scale. Bay windows which protrude from the building wall and windows detailed to appear to recede into the building face help to reduce the apparent size of buildings and break up blank walls.

FIGURE 5A-43

Window details are important to give a sense of human scale.

Building details which can reinforce the articulation interval.

FIGURE 5A-44

Modulation of the principal building facade adds interest to a long building.

These two (2) projects point out the importance of architectural elements. They are essentially the same building except that the project below employs varied rooflines, window details, facade articulation, a trellis, chimneys, entry details and other features to add interest and a greater sense of quality.

FIGURE 5A-45

(Ord. 6517 §36, 2007; Ord. 5967 §10, 1999; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Provide clearly defined building or courtyard entries which face the street, are well lighted, easily accessible, and satisfy the Washington State Barrier Free Regulations. (UV, NW, COSC, NC)

B.    GUIDELINE: The entrances should be plainly visible from the fronting street and walkway. The use of distinctive architectural elements and materials to denote prominent entrances will be encouraged. The entries should include a transition space from the sidewalks such as steps, a terrace, or a landscaped area. (UV, NV, COSC, NC)

Dark, hidden corridors or stairways and long entry balconies are discouraged. (UV, NV, COSC, NC)

Avoid the use of exterior stairways when porches and front doors can be used as a primary building entry. If exterior stairways are used, they should be simple, clean, bold projections of stairways to fit with the architectural massing and form of the multifamily structure. Thin-looking, open metal, prefabricated stairs are discouraged. (UV, NV, COSC, NC)

The entries along this street are accented by portals, grand staircases and balconies.

The design of the street front determines the amount of resident’s privacy and security.

FIGURE 5A-46

Where the setback from the sidewalk is small, raising the floor level up above the sidewalk and/or providing a planting bed can provide a transition.

Low walls, fences and iron gates can enclose private open space while still allowing social interaction.

FIGURE 5A-47

Lack of clear entries on the street can create an unfriendly streetscape.

Clear entries to the sidewalk encourage pedestrian circulation.

FIGURE 5A-48

(Ord. 6517 §37, 2007; Ord. 5967 §11, 1999; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Provide relief, detail, and variation on the facade by employing well-proportioned openings (as defined in Guideline #1 below) that are designed to create shade and shadow detail. Use high-quality window products that contribute to the richness and detail of the facade.

B.    GUIDELINE: Provide horizontal and vertical variation in windows. Bay and projecting windows are encouraged.

1.    Use vertically proportioned windows. Vertically proportioned windows will generally have a height one and one-half times their width.

2.    Use multiple paned windows.

3.    Build windows either recessed or protruding (such as bay windows).

4.    Use significant trim (drip cap, sill, trim).

5.    Provide ground floor windows that have a greater vertical height than upper story windows.

(Ord. 5967 §12, 1999).

A.    REQUIREMENT: Use exterior building materials that have texture or pattern, which are of human scale, or lend themselves to a high level of quality and detailing. Use subdued colors, especially on large walls or buildings. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    The selection and use of exterior materials and colors are key ingredients in determining how a building will look. Some materials, by their nature, can give a sense of permanence or can provide texture or human scale that helps new buildings fit better in their surroundings. (UV, NV, COSC, NC). Provide exterior materials which are durable, easily maintainable and that are attractive even when viewed up close.

2.    Preferred materials in Olympia include:

a.    Clear/painted horizontal or lap siding

b.    Shingles

c.    Brick

d.    Stone

e.    Stucco

f.    Stucco-like exterior insulation finish systems, used in small modules

g.    Ceramic or terra cotta tile

3.    Bright or intense colors should be reserved for accent or trim. Colors should be chosen to visually reduce the size of buildings that are larger than others in the neighborhood. Changes in wall colors should differentiate the ground floor from the upper floors.

4.    Changes in materials on larger buildings should be coordinated with articulation and modulation within the building’s architecture. Changes in the building materials should also be used to differentiate the ground floor from upper floors of the building and should vary from building to building in multi-building projects. (UV, NV, COSC, NC)

(Ord. 6517 §38, 2007; Ord. 5967 §13, 1999; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Minimize the amount of signage needed to identify the multifamily development. (UV, NV, COSC, NC). Signs will conform to OMC 18.43, Signs.

B.    GUIDELINE:

1.    Multifamily projects should have a sign at each entry from the street to identify the project. The sign should also include the street address. (UV, NV, COSC, NC)

2.    Internal directional signs showing the building locations and building numbers are encouraged. (UV, NV, COSC, NC)

3.    Each building will have clearly displayed street numbers, building numbers, and building name, if applicable (in accordance with OMC 12.48.120(c) &(d)).

Choose materials for the signs which are used in the architectural details of the buildings. (UV, NV, COSC, NC)

Figure 5A-49

(Ord. 7205 §9, 2019; Ord. 6517 §39, 2007; Ord. 6093 §25, 2001; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

Design Guidelines for Duplexes, Triplexes, Etc. apply to duplexes, triplexes, fourplexes, high density single family, including designated manufactured housing (6 units/acre or higher), townhouse projects of 4 units or less and cottage housing.

(Ord. 6581 §6, 2008; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Design residences to reinforce the architectural character of the village or center. In neighborhood centers or in a community oriented shopping center, create architectural character that respects adjoining properties. UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Create architectural character in the village or centers through the use of:

a.    Roof design. Pitched or articulated roof line, or other roof elements such as eyebrow roof forms or dormers that emphasize building form and help it to fit in with neighboring structures with prominent roofs. (UV, NV, COSC, NC)

b.    Architectural details that are well proportioned to achieve good human scale such as: (a) entry details like porches and recesses, (b) occupiable spaces like bay windows and balconies, (c) window details like vertically proportioned window openings which are recessed into the face of the building and broken up with smaller panes of glass, (d) roof details like brackets, chimneys, roof overhangs of at least sixteen (16) inches (measured horizontally), (e) windows which create relief in the facade by being detailed to appear to recede into the building face. (UV, NV, COSC)

Achieving variety on a residential street when units are built at the same time requires the use of some variety in setback, articulated facades, and the use of varied roof design and other architectural details. Achieving diversity of character should not rely solely on subtle changes in color, material or detailing.

On narrow lots, use of stepbacks and varied roof forms can help a tall skinny building fit in with its neighbors.

FIGURE 5A-50

(Ord. 6517 §40, 2007; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Provide clearly defined building entries or entry courtyards which face the street, are well lighted, and easily accessible. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    The entries should include a transition space from the sidewalks such as steps, a covered porch, a terrace, or a landscaped area. (UV, NV, COSC, NC)

2.    Entries should include at a minimum eave overhangs extending at least 16 inches (measured horizontally) and covered porches. (UV, NV, COSC, NC)

3.    Avoid the use of exterior stairways when porches and front doors can be used as a primary building entry. If exterior stairways are used, they should be simple, clean, bold projections of stairways to fit with the architectural massing and form of the multifamily structure. Thin-looking, open metal, prefabricated stairs and railings are discouraged. (UV, NV, COSC, NC)

Covered entries, like porches need to be of substantial materials.

FIGURE 5A-51

Rooflines can reinforce the architectural character of a street.

FIGURE 5A-52

(Ord. 6517 §41, 2007; Ord. 5967 §14, 1999; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: Design garages and carports in a way that does not dominate the dwelling’s front facade. If an alley exists, the garage or carport shall be located off the alley. Otherwise, garages and carports shall be located behind the residence with or without a partial view from the street, or stepped back from the facade of the building, or located below sidewalk grade. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    The entrance to a residence should be plainly visible from the fronting street and the walkway and should not be dominated by a garage or carport. (UV, NV, COSC, NC)

2.    Driveways should be as narrow as possible and shared where possible to minimize disruption of the sidewalk and planting strip by curb cuts. The use of wheel tracks or a grass/concrete porous pavement system is encouraged. (UV, NV, COSC, NC)

3.    Garage sidewalls that face the street (e.g., as a result of garages being aligned at an angle or perpendicular with the house - see illustration f. below) should appear to contain habitable space. This can be accomplished by incorporating windows and other design elements into the garage wall that are in character with the remainder of the dwelling. (UV, NV, COSC, NC)

A Variety of Garage Placements

FIGURE 5A-53

(Ord. 6517 §42, 2007; Ord. 5967 §15, 1999; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: To use building materials on exteriors which are durable, easy to maintain, are of human scale and that are attractive even when viewed up close. These include materials that have texture, pattern, or lend themselves to a high level of quality and detailing. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Preferred materials typical to Olympia that could be used in a village, neighborhood center or community oriented shopping center include: (UV, NV, COSC, NC)

a.    Clear/painted/stained horizontal lap siding

b.    Shingles

c.    Brick

d.    Stone

e.    Stucco

f.    Stucco-like exterior insulation finish systems, used in small modules

g.    Ceramic or terra cotta tile

2.    Preferred roofing materials include: composition or wood shake shingles, standing seam non-glare metal, or tile. (UV, NV, COSC, NC)

3.    In multi-building projects materials and colors should be varied from structure to structure to provide variety and interest to the streetscape. Bright or intense colors should be reserved for accent or trim. Colors should be chosen to visually reduce the size of buildings that are larger than others in the neighborhood. (UV, NV, COSC, NC)

(Ord. 6517 §43, 2007; Ord. 5967 §16, 1999; Ord. 5661 §4, 1996; Ord. 5517 §1, 1995).

A.    REQUIREMENT: To the extent practical, maintain privacy of adjoining residences, and the primary residence. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Use a combination of landscape screening, fencing and window and door placement so that ADU residents cannot look directly into the windows, porches and decks of adjoining residences. (UV, NV, COSC, NC)

(Ord. 5517 §1, 1995).

A.    REQUIREMENT: Provide a clearly defined building entry, which is well lighted, easily accessible and integral to the building structure. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Entries should be plainly visible from the fronting street sidewalk. (UV, NV, COSC, NC)

2.    If the entry cannot be seen from the fronting street sidewalk, a well defined walkway (e.g., constructed of contrasting materials or lined with a pattern of shrubbery) should be used to "lead" the visitor to the entry of the ADU. (UV, NV, COSC, NC)

3.    Where an ADU is added within an existing primary residence, entry may be off an existing foyer. (UV, NV, COSC, NC)

4.    Where there is a separate entry, an identifying feature, such as a portico, porch, stoop and/or eave overhang or a similar entry structure shall be constructed that is designed to be integral to the structure. (UV, NV, COSC, NC)

5.    Walkways, entry porches, or stairways which are dark or hidden are to be avoided. (UV, NV, COSC, NC)

6.    Where an exterior stairway to the main entrance to the ADU is needed or a porch, portico, or eave overhang constructed, it should be constructed of wood, or the most common material used in the construction of the primary residence. Thin looking, open metal, prefabricated stairs are discouraged. (UV, NV, COSC, NC)

(Ord. 5517 §1, 1995).

A.    REQUIREMENT: Ensure that ADUs conform to the design theme of the village or center, and contribute to the livability of the neighborhood. (UV, NV, COSC, NC)

B.    GUIDELINE:

1.    Use a roof form and roof pitch, and window and door form and arrangement that looks like the primary residence. (UV, NV, COSC, NC)

2.    Use the same exterior materials (roof, siding, and trim) and a color that matches the primary residence. (UV, NV, COSC, NC)

3.    In general, the roof ridge of the primary residence should be higher than the ADU. An obvious exception is when the ADU is built onto the second story of an existing unit. (UV, NV, COSC, NC)

(Ord. 5517 §1, 1995).