Port Orchard City Zoning Code

Examination for consistency with:

Any adjustment of boundary lines must be approved by the department prior to the transfer of property ownership between adjacent legal lots;

Any adjustment of boundary lines may require modification or sharing of access, to be approved by the city engineer, in which case additional permits may be required.

A boundary line adjustment proposal shall not:

Completed master permit form and payment of associated fees pursuant to Chapter 20.24 POMC;

All materials required pursuant to the director, as well as an electronic version of the materials to be submitted to the city via an approved method for electronic submission of files.

The short subdivision falls within the provision of Chapter 20.162 POMC, Critical Areas Regulations;

The short subdivision falls within the provision of Chapter 20.164 POMC, Shoreline Master Program; or

The short subdivision contains more than four lots; and

Appropriate provisions are made for the public health, safety and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and

The public use and interest will be served by the platting of the short subdivision and dedication.

Each unit lot shall have access and service as required by utility and emergency service providers.

Each unit lot shall have perpetual access to any shared amenity space required per the applicable development standards for the underlying zoning district for the development type.

Each unit lot shall have pedestrian access to an adjacent right-of-way, with a minimum five-foot-wide access easement.

A separate tract for common areas, access, and utilities may be required in lieu of multiple easements.

Off-street parking shall be calculated and designed for each unit lot in compliance with Chapter 20.124 POMC within the parent lot. Required parking for a dwelling unit may be provided on a different unit lot, within the parent lot, than the lot with the dwelling unit, provided the right to use that parking is formalized by an easement on the face of the final plat, as recorded with the Kitsap County auditor.

Existing Structures. Existing legal nonconforming structures proposed for inclusion in a unit lot subdivision and created prior to July 1, 2025, are not required to correct nonconformity, but the unit lot subdivision may not result in an increase in the degree of nonconformity. Approval of departure requests from the standards herein may be granted by the decision-making authority when an applicant adequately demonstrates that an existing legal nonconformity, as described above, creates an inability to satisfy all approval criteria of this section.

The areas and locations of all public and private streets and ways, parcel and lot lines, utilities, public and private street improvements, open spaces, and other items specified by POMC § 20.90.030.

The site development, driveways, parking layout, landscaping, lighting, signs, building perimeters and elevations.

The use and type of proposed buildings.

Maintenance easements shall be shown on the face of the plat.

All access and utility easements, joint use and maintenance agreements, and covenants, conditions, and restrictions identifying the rights and responsibilities of property owners and/or the homeowners association or other legally binding perpetual shared use and maintenance agreements shall be executed for use and maintenance of common facilities and/or appurtenances, and shall be recorded with the Kitsap County auditor on the face of the final plat.

A homeowners' association or other form of legally binding perpetual shared use and maintenance agreement, which complies with the requirements of the utilities serving the property, shall be required when utilizing shared facilities.

Portions of the parent lot not subdivided for individual unit lots shall be owned in common by the owners of the individual unit lots, or by a homeowners' association comprised of the owners of the individual unit lots.

A note on the face of the final unit lot subdivision which provides all conditions of approval of the preliminary unit lot subdivision decision.

A note on the face of the final unit lot subdivision which states:

A note on the face of the final unit lot subdivision which states: "Unit lots may not be further subdivided."

Defined. Minor modifications to an approved preliminary unit lot subdivision are those which do not change:

Application. A complete application for a preliminary unit lot subdivision modification shall consist of the following:

Processing. An application for a minor modification to an approved preliminary unit lot subdivision is a Type I decision and shall be subject to the requirements of and processed in accordance with the procedures for such applications and decisions as set forth in Chapter 20.22 POMC.

Criteria for Approval. The director shall approve or approve with conditions a proposed preliminary unit lot subdivision modification application, as long as the applicant demonstrates that all of the following criteria are satisfied:

Deadline for Submission of Final Unit Lot Subdivision Not Extended. Approval of a minor preliminary unit lot subdivision modification shall not extend the deadline set forth in POMC § 20.87.100 for submission of a final unit lot subdivision application to the city.

Defined. A major preliminary unit lot subdivision modification is any application for a modification of a preliminary unit lot subdivision that does not meet the definition of a minor preliminary unit lot subdivision modification.

Application. An application for a major preliminary unit lot subdivision modification shall include all of the elements of a complete preliminary unit lot subdivision application.

Criteria for Approval, Time Limitation for Final Decision. The criteria for approval and the time limitation for a final decision of a major preliminary unit lot subdivision modification shall be the same as those for a preliminary unit lot subdivision application.

Deadline for Submission of Final Unit Lot Subdivision Not Extended. Approval of a major preliminary unit lot subdivision revision shall not extend the deadline set forth in POMC § 20.87.100 for submission of a final unit lot subdivision application to the city.

The proposed name of the subdivision, if applicable, which shall not be the same as the name of any other subdivision or development in the city;

Scale, north arrow, and date;

Boundary lines including distance and bearing. The map shall be referenced to the state plane coordinate system;

Location of monuments or evidence used as ties to establish the boundaries;

Zoning on and adjacent to the property;

Proposed lot lines, dimensions, lot numbers, and block numbers;

A notation which shows the dimensioned setback of all existing structures, including those on adjoining properties, relative to existing property lines and to proposed lot lines, if such structures are proposed to remain and are within 30 feet of existing or any proposed lot lines;

Exact location and dimension of all rights-of-way, tracts, easements, driveways, parks, or other public spaces, structures, lots, blocks, etc., within or adjoining the subject property, shown in reference to and in scale with the proposed subdivision and with applicable city or county file numbers;

Existing and proposed water, sewer, power, communication, and stormwater drainage systems on, under, or over the property showing size, grades, points of connection, and location;

The lot lines and owners of adjacent properties for a distance of not less than 100 feet from the external boundaries of the subject property;

Existing topography of the subdivision indicated by contours at two-foot intervals. If the proposed subdivision has slopes that exceed 15 percent, five-foot contour intervals may be used in those areas;

Typical cross-sections of the proposed grading; roads showing proposed sidewalks;

A statement of soil type, drainage conditions, and present landscaping including a description of any natural or manmade land cover; wildlife present; the location of significant trees and proposed significant trees to be retained; all environmentally sensitive areas, their buffers, and minimum building setbacks; information required in accordance with Subtitle VIII of this title, Environmental Regulations; and any other environmental factors which may be prescribed by the community development department;

Tracts of land intended to be dedicated for public use, or reserved for use of owners of the property in the subdivision, including the dimensions and square footage of such tracts; and

If the plat constitutes a replat, the lots, block, streets, etc., lines of the original plat shall be shown with dashed lines in their proper positions in relation to the new arrangement on the plat, the new plat being clearly shown in solid lines;

The public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys or other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and

The public use and interest will be served by the platting of such subdivision and dedication;

Minor Modifications. Minor modifications to an approved preliminary plat are those which do not change the exterior plat boundaries, the conditions of preliminary plat approval, and road alignments or connections; or do not increase the number of lots by more than five percent or five lots, whichever is less.

Major Modifications. A major preliminary plat modification is any application for a modification of a preliminary plat that does not meet the definition of a minor preliminary plat modification herein.

Minor Modifications. A minor modification to an approved preliminary plat is a Type I land use decision and shall be subject to the requirements of and processed in accordance with the procedures for such applications and decisions as set forth in Chapter 20.22 POMC.

Major Modifications. A major modification to an approved preliminary plat is a Type III land use decision and shall be subject to the requirements of and processed in accordance with the procedures for such applications and decisions as set forth in Chapter 20.22 POMC.

Minor Modifications. A complete application for a preliminary plat minor modification shall consist of a site plan showing the proposed modification, using the same plan format as in the original approval; and explanation in narrative form of the requested minor modification.

Major Modifications. An application for a major preliminary plat modification shall include all of the required elements of a complete preliminary plat application pursuant to POMC § 20.88.030.

The modification meets all criteria in POMC § 20.88.040; and

The modification will not be inconsistent with, or cause the subdivision to be inconsistent with, the findings, conclusions, or decision made by the city in its approval of the preliminary plat.

The completed application form provided by the city, which shall include the name, address and telephone number of the subdivider, property owner, and the date of submission.

A final plat map meeting the requirements of preliminary plat approval, Chapter 20.88 POMC, and Chapter 58.17 RCW, in the form required by and including the certifications and dedications described in POMC § 20.88.050. Every plat containing a dedication filed for record must be accompanied by a recent title report confirming that the title of the lands as described and shown on said plat is in the name of the owners signing the certificate or instrument of dedication. Street names and lot address numbers shall be shown on the plat. Hard copies shall be 18 inches by 24 inches or larger, scaled at not less than one inch equals 100 feet.

A recordable survey and surveyor's signature meeting the requirements of Chapter 58.09 RCW and RCW 58.17.250.

If the public facilities and improvements required by the preliminary plat will not be constructed prior to final plat (as allowed by a bond or other security with a development agreement, pursuant to Chapter 20.26 POMC), the subdivider's engineer shall provide cost information for the construction and installation of all public facilities not installed at time of final plat application, including, but not limited to, the following:

As-built drawings.

Final plat compliance matrix.

Complete legal description of the property to be subdivided.

A vicinity map, approximately 800 feet to the inch.

Mathematical map check (lot closures).

Electronic submittal of all documents included in the final plat application, in high-resolution PDF or DWG format as appropriate.

Bill of sale for any infrastructure donated to the city.

Performance/maintenance bonds or other security with cost information by engineer.

Recorded off-site easements or dedications.

Water/sewer acceptance letter from West Sound Utility District.

Subdivision covenants, codes and restrictions (CCRs).

Stamped storm detention/retention system as-built verification.

Recorded storm system covenant.

The final plat containing all of the information specified in this chapter shall be prepared in a neat and legible manner in permanent drawing ink or equivalent on mylar film or better. The applicant shall also submit an electronic copy to the city of the approved final plat. All documents, maps, survey calculations, and notes shall contain the name of the subdivision, the name(s) of the applicant(s), and the name of the registered land surveyor responsible to the applicant(s); and

The plat map shall be 18 inches by 24 inches or larger with a one-half-inch border on the top, bottom, and right-hand margins and a two-and one-half-inch border on the left-hand or binding margin.

The lines and names of all streets and other public ways, pedestrian/bike path connections, parks, playgrounds, and easements intended to be dedicated for public use and/or common areas granted for use of inhabitants of the subdivision;

The lines and names of all existing or platted streets or other public ways, pedestrian/bike connections, parks, playgrounds, and easements adjacent to the subdivision, including municipal boundaries, township lines, and section lines;

The lengths and bearings of all straight lines, curve radii, curve delta, arcs, and semitangents (where appropriate) of all curves;

All bearings and dimensions along the lines of each lot together with any other data necessary for the location of any lot lines in the field. All bearings shall be referenced to the Washington Coordinate System, WM Zone;

All easements and associated restrictions and maintenance provisions;

Building setbacks;

Tracts or areas set aside for environmental protection, tree retention, community open space, common access or any other restricted use with associated restrictions and maintenance provisions clearly defined;

The area of all lots and tracts expressed in square feet;

Suitable primary control points, approved by the city engineer, on descriptions and ties to such control points, to which all dimensions, angles, bearings and similar data given on the plat shall be referred;

The location of all permanent monuments;

The names of all subdivisions immediately adjacent thereto;

The date, north arrow, scale, datum plane, and date of survey;

The boundary of the tract with the courses and distances marked thereon as determined by a field survey made by a registered land surveyor of the state;

A vicinity sketch map of approximately 800 feet to the inch;

Street names;

The stamp and signature of a surveyor licensed in the state of Washington;

All linear dimensions shall be given in feet and decimals of a foot to the nearest hundredth;

The scale of the plat will be 100 feet to the inch, or as approved by the director;

If the plat constitutes a replat, the lots, blocks, streets, etc., of the original plat shall be shown by dotted lines in their proper positions relative to the new arrangement of the plat, the new plat being clearly shown in solid lines so as to avoid ambiguity;

Dedications statement; and

Signature block.

The name of the condominium project;

Legal description of the entire parcel;

The date, scale, and north arrow;

Boundary lines, rights-of-way for streets, easements, and property lines of lots, the location of all open spaces, utilities, and other improvements, with accurate bearings, dimensions of angles and arcs, and of all curve data describing the location of all improvements;

Names and right-of-way widths of all streets within the parcel and immediately adjacent to the parcel. Street names shall be consistent with the names of existing adjacent streets;

Number of each lot and each block or division;

Location, dimensions and purpose of any easements, noting if the easements are private or public;

Location and description of monuments, boundary corners set, and all lot corners set and found;

Datum elevations and primary control points approved by the public works department. Descriptions and ties to all control points will be shown with dimensions, angles, and bearings;

Identification of all land, trees, and tree canopy intended to be cleared; the trees or tree canopy intended to be preserved; and the location of the proposed access to the site for clearing and grading during site development and construction;

A dedicatory statement acknowledging public and private dedications and grants; and

Other restrictions, conditions, and requirements as deemed necessary by the city, including all applicable requirements of the engineering design standards.

Applicable city, state, and federal zoning, land use, environmental, and health regulations, policies or plans, including but not limited to:

The availability of the utilities and other public services necessary to serve the needs of the proposed binding site plan shall be demonstrated including, but not limited to, open spaces, drainage ways, streets, alleys, other public ways, potable water, transit facilities, sanitary sewers, parks, playgrounds, schools, sidewalks and other facilities that assure safe walking conditions for students who walk to and from school;

The probable significant adverse environmental impacts of the proposed binding site plan, together with any practical means of mitigating adverse impacts, shall be considered such that the proposal will not have an unacceptable adverse effect upon the quality of the environment, in accordance with Subtitle VIII of this title, Environmental Regulations, and Chapter 43.21C RCW;

Approving the proposed binding site plan will serve the public use and interest and adequate provision shall be made for the public health, safety, and general welfare;

The binding site plan must not increase the likelihood of future applications for critical area buffer reductions or variances due to the creation of lots, parcels or tracts that are undevelopable or unusable without a buffer reduction.

Conform with all requirements of Chapter 20.90 POMC, Subdivisions – Final Plats, as applicable;

Set forth limitations and conditions, including irrevocable dedications of property, and contain a provision that any development of the site shall be in conformity with the final binding site plan; and

Contain any and all additional information as set forth in an official submittal checklist signed by the director.

The date of the applicant's request to post a bond in light of the deadline for recording of the short plat, or the deadline for submission of final plat, final unit lot subdivision, or final binding site plan applications, and the applicant's progress to date toward the completion of the public facilities;

The consequences that could result from the applicant's construction of the homes or other development contemplated by the proposed approval, before the necessary public facilities are completed/installed; and

Any other issues that may affect the public health and safety.

That all required public facilities or other improvements have been satisfactorily completed; and

The subdivider's engineer or surveyor has certified to the city engineer, through the submission of a detailed "as built" survey plat of the subdivision, indicating location, dimensions, materials and other information required by the city's public works standards, that the layout of the line and grade of all transportation facilities, public facilities or other improvements is in accordance with the approved construction plans for the subdivision or binding site plan.

The applicant is not in default of the subdivision improvement agreement; and

The applicant has constructed and the city has inspected/accepted the public facilities or other improvements necessary to serve the lots for which such building permit applications have been submitted.

Reduce the visual impact of large residential buildings from adjacent streets and properties;

Enhance the aesthetic character of large residential buildings;

Contain sufficient flexibility of standards to encourage creative and innovative site and building design;

Meet the on-site recreation needs of project residents;

Enhance aesthetics and environmental protection through site design;

Allow for continued or adaptive re-use of historic resources while preserving their historic and architectural integrity;

Create pedestrian-friendly neighborhoods; and

Provide for the orderly development of property.

Requirements for dedication of right-of-way and improvement of approach roads, signalization, median breaks, additional lanes and other traffic mitigation or safety improvements may be increased depending upon the size or density of the proposed development, or if the need is demonstrated by traffic impact analysis.

An exception to standards under this subsection may be granted for a subdivision, short plat, unit lot subdivision, or binding site plan may be allowed by the decision-making authority provided a second emergency access that is controlled in a manner acceptable to the fire authority shall be provided.

Adequate lighting of access points shall be coordinated and provided by the subdivider.

All proposed developments must have a connectivity index of 1.5 or greater. The connectivity index shall be calculated by dividing the total number of links (streets including stub-out streets that connect nodes) by the total number of nodes (intersections, cul-de-sac, no-outlets, dead-ends).

The decision-making authority may grant exceptions to these requirements only upon a finding that the development is constrained by topographic features, existing development or other impassable features.

Street Right-of-Way Dedication. Street right-of-way dedications may be required as a condition of subdivision, short plat, or binding site plan.

Street Construction. All streets and thoroughfares providing access to a proposed subdivision, short plat, unit lot subdivision, or binding site plan shall be constructed and paved to city standards and within rights-of-way in accordance with the adopted PWESS, city's transportation plan, and other adopted city standards.

Intersection Improvements and Traffic Control Devices. Intersection improvements may be required to ensure public safety as a condition of subdivision, short plat, unit lot subdivision, or binding site plan and shall be designed and improved in accordance with the city's transportation plan, adopted PWESS and/or nationally recognized standards subject to city review and acceptance. Intersection improvements and/or traffic control devices shall be required only as a result of the findings of a traffic impact analysis reviewed and accepted by the city.

Private Streets. See POMC § 20.100.120, Private streets.

Access Management on City Streets. Subdivisions, short plats, unit lot subdivisions, and binding site plans shall meet the access management standards found in the adopted PWESS.

Access Management on State Highways. Subdivisions, short plats, unit lot subdivisions, and binding site plans shall meet WSDOT access management standards.

Conform to any plan for the neighborhood or subarea plan approved or adopted by the city to meet a particular situation where topographical or other conditions make continuance or conformity to existing streets impractical;

Provide for future access, by stubbing streets for future extension, to adjacent vacant or undeveloped areas which will likely not have incompatible land uses; and

Not conflict in any way with existing or proposed driveway openings (including those on the other side of an existing or planned median-divided arterial, in which case new streets shall align with such driveway openings such that median openings can be shared).

Residential developments shall provide links between cul-de-sacs or groups of buildings to allow pedestrian access from within the development and from adjacent developments to activity centers, parks, common tracts, open spaces, schools or other public facilities, transit stops, and public streets.

Blocks containing retention or detention ponds;

Blocks containing parks; or

Development where the proposed development abuts the rear of an existing development and no rights-of-way have been provided.

No cul-de-sac served by one access point in any single-family, multifamily, industrial, or commercial subdivision shall exceed 450 feet in length or the length as shown in Table 20.100.070(1), whichever is less.

No cul-de-sac serving a subdivision of lots zoned predominantly for residential use shall be designed to serve more than 25 residential dwelling units, unless an exception is granted by the hearing examiner to the maximum length, in which case the maximum number of dwelling units shall be increased in the same percentage as the maximum length has been increased.

For purposes of this subsection, cul-de-sac length shall be measured along the centerline of the cul-de-sac from a point beginning at the intersection of the cul-de-sac street with the centerline of the street from which it extends to the center of the turnaround at the end of such cul-de-sac. (Also see POMC § 20.100.070 for cul-de-sac requirements.) For the purposes of measurement, either a full four-way intersection or a "T" three-way intersection shall be considered an intersection.

An exception to the maximum cul-de-sac lengths may be granted by the decision-making authority to develop a parcel:

Arterial. Streets shall be designed to accommodate cross-city traffic movement, distributing traffic to and from collector streets;

Collector. Streets shall be designed to collect traffic from local streets and connect with arterial streets and freeways;

Residential Collector. Generally, the term "subcollector" shall refer to streets designed to accommodate traffic movement from local streets to higher classifications of streets as well as provide direct access to activity on individual lots. Specifically, a subcollector may be defined as any street or portion thereof providing direct access to property within commercial or industrial districts as designated on the official zoning map of the city of Port Orchard, any street or portion thereof providing the shortest direct route to a collector street for 25 dwelling units or more, or any street segment extending without offset from a collector street and connecting two or more collector streets. Where subcollector streets are terminated by a permanent turnaround, standards for street width and paving shall be as described in the engineering standards and specifications;

Local. Streets shall be designed to provide direct access to residential activity, and in such a way as to encourage connectivity of the roadway network, but discourage cut-through traffic.

Construction. All private streets shall be designed, constructed, and maintained to meet city standards. The construction and improvement plans shall be reviewed by the city in the same manner as construction and improvement plans for public infrastructure. The city shall not participate in any portion of the cost of constructing a private street.

Inspection During Construction. All private streets shall be subject to inspections by city staff in the same manner, at the same intervals, as public streets, including the payment of applicable inspection fees. A construction schedule shall be submitted with the construction and improvement plans in order to assist in scheduling the inspections. Failure to pass an inspection and meet city construction standards shall require reinspection, and reconstruction, as necessary. No certificates of occupancy shall be released for structures along a private street until all inspections shall have been completed satisfactorily.

Traffic Control Devices. All private traffic control devices and regulatory signs shall conform to the "Manual of Uniform Traffic Control Devices," as amended, and to city standards.

Restricted Access. The subdivision homeowners association shall clearly mark entrances to all private streets with a sign, in accordance with the adopted PWESS, placed in a prominent and visible location, indicating that the streets within the subdivision are private, and not maintained nor regularly patrolled by the city. All restricted access entrances shall be manned 24 hours every day, or they shall provide a reliable, alternative means of ensuring access into the subdivision by the city, by emergency service providers, and by other utility or public service providers, such as postal carriers and utility companies, with appropriate identification. The method used to ensure city and emergency access into the subdivision shall be approved by South Kitsap Fire and Rescue and by any other applicable emergency service providers during the final platting process. Gates on private streets shall provide a traffic queue analysis and provide adequate on-street storage in advance of the gate. If the homeowners association fails to maintain reliable access as required by city codes, the city may enter the private street subdivision and remove any gate or device that is a barrier to access, and bill the expense to the association. If the bill is not paid, the city may file a lien for the expense against any property owned by the association.

Waiver of Services. Certain city services may not be provided for private street subdivisions, including street maintenance, routine law enforcement patrols, enforcement of traffic and parking regulations, preparation of accident reports, and payment of costs for street lighting. A note as to waiver of services may be required on the face of the plat.

Street Lighting. Street lighting as required by this title shall be entirely at the expense of the developer and subsequent property owners. Decorative poles or alternative spacing may be approved by the city engineer, who shall make such recommendation based on the lighting type, the lumens necessary to effectuate safe traffic and pedestrian travel, and a finding that the proposed lighting plan provides as well or better for the health, safety and welfare of the future residents of the private street subdivisions.

Maintenance. The developer shall provide for the establishment of a homeowners or property owners association, in covenants, conditions, and restrictions (CCRs), to assume the obligation of perpetual maintenance of private streets and other improvements held privately, including a mandatory assessment for such private streets and improvements to be placed on all property owners within the subdivision, allowance for city staff to inspect the streets to assure they are being maintained to city standards, hold harmless provisions as required in subsection (5) of this section, and providing for notice to the city attorney and city manager of any amendments to these relevant sections. The city shall be a necessary party for the amendment of any portions of the CCRs dealing with these requirements. The proposed CCRs shall be submitted for review by the city attorney at the time of filing the preliminary plat. The city attorney shall review the CCRs to ensure that the requirements of this section are met, and shall submit recommended changes to the developer, who shall incorporate such changes. Absence of city attorney approval of the CCRs shall require the denial of the exception for private streets.

Petition to Convert to Public Streets. A property owners association may petition the city to accept private streets and any associated property as public streets and right-of-way upon written notice to all association members, and the favorable vote of a majority of the membership, or as required in the CCRs. A dedication instrument shall also be submitted, and shall be reviewed and the final form approved by the city attorney prior to submission of this request to city council.

The city shall not be required to accept any private streets for public dedication and maintenance. The staff shall review the request and make a recommendation to city council. City council shall make their decision based on the public health, safety and welfare considerations of the streets. As a condition of accepting the dedication and maintenance of private streets, the city may impose a requirement for repairs and improvements at private expense prior to acceptance, enter into an agreement for an assessment or pro-rata sharing of costs for repairs or improvements prior to acceptance, or other legal or equitable options to ensure that the streets being accepted are not a liability to the city. The city shall be the sole judge of the nature and extent of repairs or improvements needed. The city may also require, at the sole expense of the association's or property owner's expense, the removal of any guard houses, access control devices, landscaping or other amenities located within the streets or common areas prior to city acceptance.

On-site recreation space shall be provided in accordance with Table 20.100.130(3).

The requirements in Table 20.100.130(3) may be reduced by up to 50 percent for residential development that is located within one-quarter mile walking distance of a public park. The director shall determine the amount of reduction based on the following:

On-site recreation open space shall be designed as follows: