To provide a corridor along Rock Creek Drive that would be aesthetically pleasing to residents and to visitors. To encourage attractive development along Rock Creek Drive that blends well with the existing topographic features and those structures of high quality in the area, such as the Rock Creek Center, Skamania Lodge and Columbia Gorge Interpretive Center.

(Ord. 894 (part), 1994).

A.

The provisions of this chapter shall apply to all multifamily developments of three or more dwelling units within the R3 multifamily residential district as now established or later amended along Rock Cove extending from Rock Creek on the east to Foster Creek Road on the west.

B.

Density requirements of Chapter 17.22, R3 Multifamily Residential District, shall apply to all developments.

(Ord. 894 (part), 1994).

A.

The objective of this section is to preserve the natural characteristics of the site as much as practical.

B.

Where practical, existing trees, other than those within ten feet or within the footprint of proposed buildings and structures, parking and loading areas, access roads and open space areas, should be retained.

C.

Modifications to existing topographic patterns should be minimized to reduce impacts to soils, vegetation and water courses.

D.

Existing on-site streams, creeks, wetlands or other water bodies may be altered only as permitted by state and local regulations.

(Ord. 894 (part), 1994).

A.

Roads, buildings and other structural improvements shall be located and designed to minimize grading and modification of existing land forms.

B.

Developments shall not contribute to the instability of a parcel or to adjoining lands. Surface drainage systems shall be designed so as not to adversely affect neighboring properties, roads or water bodies.

(Ord. 894 (part), 1994).

A.

Exterior building materials and finishes shall be compatible with the Rock Cove setting.

B.

Existing views shall be taken into account in locations of buildings, size of buildings and height of buildings. Where feasible, buildings shall be placed so as not to obstruct natural views from adjoining properties.

C.

The distance between principal buildings, including buildings that contain multiple dwelling units, shall be at least one-half the sum of the height of both buildings but in no case shall the distance be less than twelve feet.

D.

Mechanical equipment or other utility hardware on roofs, ground or buildings shall be screened from public view.

(Ord. 894 (part), 1994).

Developments containing more than three dwelling units, in order to prevent a plain box-like appearance, shall be required to provide building facade and roofline variations or other architectural devices on the waterfront side consistent with the standards in this paragraph:

A.

Building Facade/Roofline Variation.

1.

Building Facade Variation.

a.

Maximum wall length without variation equals twenty-five feet,

b.

Minimum horizontal or vertical offset equals two feet,

c.

Minimum variation width equals eight feet, and

2.

Roofline Variation.

a.

Maximum roof length without variation equals thirty feet,

b.

Minimum horizontal or vertical offset equals two feet,

c.

Minimum variation length equals eight feet,

d.

Roofline variation shall be achieved using one or more of the following methods:

i.

Vertical offset in ridge line or eave line,

ii.

Horizontal offset in ridge line or eave line; or

B.

Other architectural devices (such as porches, balconies, entry recesses and bay windows) as approved by staff or planning commission, whichever is appropriate, which prevent the building from having a plain, box-like appearance.

(Ord. 894 (part), 1994).

A.

There shall be provided on each development site two hundred fifty square feet of common open space per dwelling unit, which shall not include required setback areas, access roads, parking and loading areas or storage areas set aside for other purposes.

B.

The common open space requirement may be reduced by fifty percent if private usable open space (balcony, deck, patio) is provided for each dwelling unit and each private usable open space has an area of at least eighty square feet and a minimum horizontal dimension of eight feet.

(Ord. 894 (part), 1994).

A.

Minimum landscaping shall include one hundred percent of the area between the building line and the street right-of-way line excluding drives, parking areas and pathways. Landscaping may include berms, groundcover, flowering plants, shrubs and trees.

B.

New trees, shrubs, groundcover and other materials shall be compatible with other nearby landscaping. New plantings shall be of such size, condition and density that they are initially effective.

C.

Trees and shrubs which are intended to be retained on a site shall be protected during construction.

(Ord. 894 (part), 1994).

A.

Parking facilities shall be provided as required by Chapter 17.22 and 17.42.

B.

Parking areas, aisles, loading aprons and access ways shall be paved, be of adequate strength for the traffic expected and shall be well drained.

C.

The location and number of access points to the site, their relationship to existing streets and traffic, the interior circulation patterns, and the separation between pedestrians and vehicles shall be designed to maximize safety and convenience.

D.

Parking shall not be permitted on the waterfront side of any building and should be screened from direct view from the waterfront side of the building.

E.

Parking may be located under a building provided it is screened from direct view from the waterfront side of the building, public streets or adjacent properties to the side.

F.

Larger parking areas shall be broken into segments of twelve or fewer stalls and separated by landscaping.

(Ord. 894 (part), 1994).

A.

Pedestrian sidewalks, pathways and access ways shall be located and constructed to minimize conflicts with vehicular traffic and natural hazards.

B.

Pathways and sidewalks serving dwelling units for handicapped persons shall meet state and federal requirements for access.

C.

Safety crossings and adequate sightlines shall be provided at pathway intersections with roads.

(Ord. 894 (part), 1994).

A.

Outdoor storage shall be visually screened by landscaping, fences, walls or enclosures and maintained in a safe and orderly manner.

B.

Refuse containers shall be fully enclosed and covered. Enclosures shall be constructed of materials compatible with the main structure.

C.

For larger multifamily developments of more than twenty-five dwelling units, consideration should be given for on-site storage for recreational items such as small boats and trailers.

(Ord. 894 (part), 1994).

A.

Street lighting shall be provided at each access point to a multifamily development.

B.

On-site lighting shall be integrated into the overall design of a multifamily project and shall include entry ways, parking lots, carports, recreational areas and pedestrian pathways.

C.

Lighting fixtures shall be oriented to avoid direct glare onto adjacent properties.

(Ord. 894 (part), 1994).