Future Land Use EXHIBIT A

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Land Use Classifications

Low Density Residential 4du/ac MultiFamily Residential 18du/ac Community Commercial Industrial Medium Denisty Residential 6du/ac Urban Seperator 1du/ac Downtown Public Parks, Recreational Facilities & Schools Date: July 27, 2021 High Density Residential 8du/ac Neighborhood Commercial Lakepointe Urban Village Subarea Covington Urban Growth Boundary Source: City of Covington Exhibit B.

Downtown Form-Based Code

Chapter 18 Chapter 18.31

DOWNTOWN DEVELOPMENT AND DESIGN STANDARDS

Sections:

18.31.010 General.

18.31.015 City of Covington downtown design guidelines and standards.

18.31.020 Design review.

18.31.030 Nonconforming development.

18.31.040 Supplemental town center review criteria.

18.31.045 Development agreements – Town center development.

18.31.050 Downtown zoning districts map.

18.31.060 Downtown zoning districts types map.

18.31.070 Downtown zoning districts established.

18.31.080 Permitted land uses.

18.31.085 Permitted land use determination process.

18.31.090 Downtown zoning districts density and dimension standards.

18.31.100 Maximum floor area ratio (FAR) – Bonus features.

18.31.110 Parking, access and circulation standards.

18.31.120 Public space requirements.

18.31.130 Landscaping requirements.

18.31.140 Repealed.

18.31.010 General.

(1) This chapter applies and establishes development and design standards for the Covington downtown zone, as defined in CMC 18.15.080 and 18.31.050.

(2) In the event of a conflict between the regulations of this chapter and other standards contained in the Covington Municipal Code, the regulations of this chapter shall control.

(3) The purpose and intent of these regulations is to:

(a) Promote a downtown with a diverse mix of retail, housing, office and civic land uses and a genuine sense of place;

(b) Encourage development that is oriented and human in scale and an aesthetically attractive,

energy efficient, easily accessible and economically healthy environment;

(c) Include diverse retail and service uses, higher density residential housing, a network of pedestrian oriented and a high degree of connectivity for all modes of travel; and

(d) Include a central public gathering place at its heart.

(4) Unless otherwise specified by the requirements of this chapter or by the administration and review authority provisions set forth in CMC 18.10.080, the Director of Community Development, hereafter referred to as the Director, shall be responsible for the review of all standards and decisions specified by this chapter.

(5) All development located within the downtown zone shall comply with the standards as set forth in this chapter. Relief from development standards shall be granted in accordance with the design review process in CMC 18.31.020. (Ord. 10-10 § 1 (Exh. A))

18.31.015 City of Covington downtown design guidelines and standards.

(1) The City of Covington downtown design guidelines and standards, as hereafter may be amended, is hereby adopted. Compliance with all standards contained in the design guidelines and standards is required for all development in the downtown zone unless specifically noted as wholly or partially exempt under this chapter.

(2) The City of Covington downtown design guidelines and standards are referenced throughout this chapter. These references are intended to assist the applicant with navigating the City of Covington downtown design guidelines and standards and do not preclude the applicant from complying with applicable guidelines and standards provided in other sections of the document.

(3) The City of Covington downtown design guidelines and standards includes both specific requirements and general guidelines. Where a standard is prefaced by the word “shall,” compliance with that standard is mandatory. Where the word “should” is used, the applicant, Director and Hearing Examiner are requested to give strong consideration to that guideline. (Ord. 10-10 § 1 (Exh. A))

18.31.020 Design review.

(1) Design review for projects or portions of projects which conform to the City of Covington downtown design guidelines and standards shall be approved administratively by the Director. Specific requirements shall be met by choosing from a list of options stated under the general guidelines.

(2) An applicant requesting modification to the City of Covington downtown design guidelines and standards shall apply for a design departure pursuant to a Type 2 land use decision in accordance with Chapter 14.30 CMC subject to the following criteria:

(a) The proposed modification meets the design intent as stated in the standard equal to or better than would compliance with the standard; and

(b) In evaluating whether a proposed modification is an equal or better solution to the prescribed standard, the City may consider the goals and policies set forth in the City of Covington Comprehensive Plan Downtown Element.

(3) A permit applicant wishing to waive any of the standards requirements in this chapter due to a hardship created by the unique physical circumstances, not including financial hardship, relating to the specific property may apply for a variance pursuant to a Type 3 land use decision in accordance with Chapter 14.30 CMC and subject to the variance criteria in CMC 18.125.030.

(4) Applications for design departures from the City of Covington downtown design guidelines and standards and variances from this chapter shall be subject to fees as set forth in the current fee resolution. (Ord. 10-10 § 1 (Exh.

A))

18.31.030 Nonconforming development.

(1) Any lot, structure or use located in the downtown zone that was constructed in compliance with the applicable codes in place at the time the structure was constructed, that became nonconforming as a result of the passage of the ordinance codified in this chapter or subsequent amendments, shall be considered a legal nonconforming structure.

(2) All new development, additions and remodels within the downtown zone are subject to the standards and/or guidelines contained in this chapter, provided the following shall be partially or wholly exempt from certain standards contained in this chapter. Reconstruction, structural alteration or enlargement of a legal nonconforming structure or expansion of a nonconforming use shall be allowed as provided in Chapter 18.85 CMC, except as otherwise provided as follows:

(a) If intentional reconstruction, alteration or enlargement of a legal nonconforming structure exceeds 75 percent of the replacement cost, the proposal shall comply with all standards contained in this chapter.

(b) In the event of a catastrophic loss, where the replacement cost exceeds 75 percent, a legal nonconforming structure may be placed in the same location and footprint as previously existed prior to the loss. With the exception of those standards that would involve repositioning the building or reconfiguring the site, the proposal shall meet all other standards contained in this chapter.

(c) All modifications with a value that exceeds 50 percent of the value of the existing structure, as determined by the Director, shall be designated as “major modifications.” All requirements which do not involve repositioning the building or reconfiguring site development shall apply to major exterior modifications, providing any addition shall in no way expand the nonconformance and be sited and designed in a manner to increase conformance with these standards.

(d) All modifications with a value less than 50 percent of the building valuation shall be considered “minor modifications.” Minor modifications are only required to meet those standards determined by the Director to be reasonable related to or impacted by the proposed improvement.

(e) The design standards do not apply to modifications that do not change the exterior appearance of the building or site. If a project involves both exterior and interior improvements, then the project valuation shall include both exterior and interior improvements, and design standards shall apply. (Ord. 10-10 § 1 (Exh. A))

18.31.040 Supplemental town center review criteria.

(1) The purpose of this section is to establish a supplemental review process for proposed development in the town center district. The intent is to ensure that development in the town center proceeds in an orderly fashion with coordinated infrastructure and public amenities, appropriate intensities and mutually compatible development in accordance with the vision in the City of Covington Comprehensive Plan Downtown Element.

(2) Compliance with the supplemental town center review criteria shall be required for all development in the town center, other than the reuse, modification or expansion of an existing structure.

(3) The Director has the authority to determine if the applicant is required to hold a public meeting, separate from any required public hearings, due to the scope, scale and location of a project in the town center district. The public meeting shall occur after a commercial site development permit application has been submitted and prior to issuance of a final land use decision.

(a) The applicant shall provide at least two weeks’ advance notice.

(b) Notice of the public meeting shall be published in the city’s designated paper and mailed to property owners within 500 feet of the proposed site. The notice shall at a minimum include a brief description of the proposal,

the location, and a photo or sketch of the proposed facility.

(c) Costs associated with holding the public meeting shall be the sole responsibility of the applicant.

(4) The Director shall issue a decision on the commercial site development permit application pursuant to Chapter 18.110 CMC as Type 2 land use decision in accordance with Chapter 14.30 CMC based on the following review criteria:

(a) The proposal is consistent with the Goals and Policies of the Comprehensive Plan.

(b) The proposal will substantially implement the town center vision, including a development pattern, street grid and central public plaza that is similar to or meets the design intent of that shown in Figure 4.2 of the City of Covington Comprehensive Plan Downtown Element and the mix of uses and pedestrian development character articulated in Section 4.5.2 of the City of Covington Comprehensive Plan Downtown Element.

(c) The proposed development can be achieved without compromising options for circulation, infrastructure and open space improvements on surrounding properties.

(d) Infrastructure and circulation can be constructed to serve other properties in the area in a manner consistent with the City of Covington Comprehensive Plan Downtown Element.

(5) The following additional review criteria shall be submitted with the commercial site development permit application to ensure that the proposed development will not limit or prohibit future development goals within the town center. These documents are conceptual and are for the purpose of reviewing future densities, compatibility of development on the proposed site, and infrastructure needs in the town center. These documents are not subject to the land use decision review process.

(a) Site plan depicting the maximum development intensity of any future planned or conceptual development to be located on the proposed site; and

(b) Building elevations, description and depiction of any future planned or conceptual land uses, known information relating to the location of public infrastructure and the total area devoted to public amenities, including public spaces and plazas.

(6) Development amenities shown on a future planned or conceptual site plan do not relieve the applicant from complying with the requirements of this chapter for the proposed development, as submitted with the commercial site development permit application.

(7) The required application materials for the commercial site development permit are provided in CMC 18.110.030. Additional materials may be required to demonstrate compliance with the decision criteria as set forth in subsection (4) of this section. (Ord. 10-10 § 1 (Exh. A))

18.31.045 Development agreements – Town center development.

(1) The purpose of this section is to establish a process for allowing deviations to the development standards within the downtown zoning, town center (TC) district only, through a development agreement process consistent with Chapter 36.70B RCW, Chapter 18.114 CMC, Development Agreements, and as further outlined in this chapter.

(2) Unless otherwise provided herein, all development in the downtown zoning districts shall comply with all applicable codes. Deviations from the following development standards shall be authorized only within the town center (TC) district on single or contiguous combined parcels three acres or greater.

(a) Medical office uses greater than two stories shall have a minimum of 60 percent ground floor retail trade and services and 40 percent business and professional services when fronting onto 171st Ave. SE, as conditioned in CMC 18.31.080(4)(8)(b).

(b) Mixed-use structures greater than one story shall provide 60 percent of the ground floor as retail, restaurant, or professional services, as conditioned in CMC 18.31.080(4)(23).

(c) Multifamily residential dwelling units shall be located in a minimum three-story mixed-use structure. Sixty percent or more of the ground floor abutting a street, public space, public plaza, and/or public green space shall be occupied by one or more of the following permitted uses: retail, restaurant, or personal services as conditioned in CMC 18.31.080(4)(26)(b).

(d) All schools: compulsory, vocational, and higher education located on the upper floors of a mixed-use building and including commercial uses, as conditioned in CMC 18.31.080(4)(13).

(e) Time limitation of permit approval if the proposed development combines two or more distinct land use categories that are permitted in the town center district and is located on single or contiguous combined parcel of six acres or more.

(3) A development agreement shall not eliminate the requirement to provide ground floor retail, restaurant, or personal services for structures greater than one story as conditioned in CMC 18.31.080(4)(23).

(4) A development agreement shall not reduce the required retail, trade, services, and personal services uses to less than 30 percent along each street frontage. Required business and professional services shall not be reduced to less than 20 percent. The director may recommend flexibility in the combination of the required retail, restaurant, business, and professional service space if the aggregate is located along SE 276th Street and 171st Ave. SE and the total requirement is met through the combination.

(5) Deviations shall be supported by the goals and policies in the City’s Comprehensive Plan. If goals and polices of the Comprehensive Plan required amendments to support an applicant’s request for a deviation, then the goals and policies shall be amended and approved through the City’s annual Comprehensive Plan amendment docketing process prior to submitting a development proposal and requesting a development agreement.

(6) A development agreement authorized under this section shall provide a level of public benefit or mitigation proportionate to the deviation and that exceeds those required under the standard regulations. A development agreement shall require completion, acquisition, contribution, or a combination thereof, as approved by the City as follows:

(a) Transportation, park, or other improvement projects, including nonmotorized improvements identified in the City’s Comprehensive Plan or six-year Capital Improvement Program.

(b) Additional accessible public space equivalent to a minimum of two and one-half percent of the gross floor area of all the structures.

(c) Exterior public art or a contribution to the art fund equivalent to a minimum of one percent of the total value of the project’s construction cost.

(d) A project that the City finds will provide mitigation and/or public benefit, as identified in the City’s Comprehensive Plan or six-year Capital Improvement Program. (Ord. 06-13 § 2 (Exh. A))

18.31.050 Downtown zoning districts map.

(Ord. 10-10 § 1 (Exh. A))

18.31.060 Downtown zoning districts street types map.

(1) The following downtown zoning districts street map is conceptual and not intended to define the exact alignment of future streets. Streets shall be designed in accordance with the City of Covington Design and Construction Standards, adopted by reference in Chapter 12.60 CMC. Modifications to these standards shall be in accordance with Chapter 14.30 CMC as a Type 2 land use decision by the City Engineer.

(2) Where a street type is not designated on the downtown zoning districts street type map for a proposed street, the Director shall have the authority to determine the street type designation of the proposed street based on the type designation of adjacent or nearby streets and upon the purpose and intent of the downtown zoning, development, and design regulations as stated in CMC 18.31.010. An applicant requesting modification to a Director’s determination of a street type designation shall apply for a downtown design departure as stated in CMC 14.30.040, pursuant to a Type 2 land use decision. (Ord. 10-11 § 6 (Exh. F); Ord. 02-11 § 1; Ord. 10-10 § 1 (Exh. A))

18.31.070 Downtown zoning districts established.

The following zoning districts are established within the downtown zone to protect the public health, safety and general welfare by implementing the goals and policies adopted in the City of Covington Comprehensive Plan Downtown Element. The district intent statements define the specific purpose of each district. They shall be the policies of the City of Covington Comprehensive Plan Downtown Element; serve as a guide for determining the appropriate location of uses; help determine appropriate conditions for development within the downtown zone; and help the Director interpret the standards and provisions of this chapter.

(1) The town center district (TC) is the pedestrian-oriented core of downtown and allows the most intensive level of

development. The emphasis of this district is on mixed-use development that includes pedestrian-oriented retail, high density residential development, and civic uses. The development of a walkable street grid and a central public gathering space are key objectives of this district. To meet goals for a pedestrian-oriented town center, limited large- format retail uses are permitted, and such uses are subject to a conditional use permit and additional design criteria provided in CMC 18.31.040.

(2) The mixed commercial district (MC) is applied to the majority of the Covington downtown zone. This district encourages a mix of commercial and multi-story residential uses, public uses, and allows for large-format and auto- oriented retail, provided they meet pedestrian-oriented design standards that are more flexible than those applied to the town center district. Achieving a high level of connectivity with new and improved streets and trails is a major goal in this district.

(3) The general commercial district (GC) is applied to a limited area of the downtown and is intended to allow the widest range of uses, coupled with more limited design standards than other areas of downtown. Permitted uses include commercial and light industrial uses, offices, major transportation and utility facilities, and residential uses that are appropriately buffered to ensure compatibility. Development and design standards are less prescriptive and provide greater flexibility to accommodate the intended uses.

(4) The mixed housing/office district (MHO) is applied to areas where infill development and redevelopment of low intensity areas with multifamily housing and office is encouraged. Residential uses that are encouraged in this district include townhouses, cottages, and low-rise multifamily. Office development and limited intensity neighborhood retail is also permitted. Development and design standards applied to this district require buffers, lower height limits and building scale that is appropriate to the size of the lot. Trail connections are also emphasized in this district. (Ord. 10-10 § 1 (Exh. A))

18.31.080 Permitted land uses.

(1) The use of a property is defined by the activity for which the building or lot is intended, designed, arranged, occupied or maintained. The use is considered permanently established when that use will or has been in continuous operation for a period exceeding 60 days. A use which will operate for less than 60 days is considered a temporary use, and subject to the requirements of Chapter 18.85 CMC.

(2) Explanation of Permitted Use Table.

(a) The permitted use table in this chapter determines whether a use is allowed in a district. The name of the district is located on the vertical column and the use is located on the horizontal row of these tables.

(b) If the letters “NP” appear in the box at the of the column and the row, the use is not permitted in that district, except for certain temporary uses.

(c) If the letter “P” appears in the box at the intersection of the column and the row, the use is allowed in that district subject to the review procedures specified in Chapter 14.30 CMC and the general requirements of the code.

(d) If the letter “C” appears in the box at the intersection of the column and the row, the use is allowed subject to the conditional use review procedures specified in Chapter 14.30 CMC and conditional use fees as set forth in the current fee resolution, and the general requirements of the code.

(e) If a number appears next to a specific use or in the box at the intersection of the column and the row, the use may be allowed subject to the appropriate review process indicated above, the general requirements of the code and the specific conditions indicated in the permitted use conditions with the corresponding number in the code subsection immediately following the permitted use table.

(f) All applicable requirements shall govern a use whether or not they are cross-referenced in a section.

(3) Permitted Use Table.

Mixed Town Mixed General Housing Center Commercial Commercial Office Use Categories (TC)23 (MC) (GC) (MHO)1

Residential

Dwelling Unit, Accessory NP NP NP P2

Dwelling Unit, Multifamily P26 P P P

Dwelling Unit, Single-Family Attached, Detached or NP NP NP P2 Cottage Housing21, 27

Senior Citizen Assisted Housing P P P C

Commercial

Adult Entertainment NP P3 P3 NP

Business Services19 P5 P P P4,5

Drive-Through Use NP P P NP

Farmers’ Markets and Public Markets6 P P P NP

Gambling and Card Rooms NP NP NP NP

Home Occupation and Live/Work P P P P

Veterinary Clinics (SIC 074), Animal Shelters, NP NP P NP Kennels, and Catteries20

Outdoor Commercial NP NP P NP

Personal and Beauty Services21 P P P P

Private Electric Vehicle Parking Facility (Primary Use) P5,24

Private Parking Facility (Primary Use) NP NP NP NP

Professional Office P P P P

Retail Trade and Services – 100,000 sq. ft. or less for P5 P P10 P4,5

Mixed Town Mixed General Housing Center Commercial Commercial Office Use Categories (TC)23 (MC) (GC) (MHO)1 all structures

Retail Trade and Services – greater than 100,000 sq. ft. C5,9,18 P P10 NP for all structures

Shooting Ranges25 NP NP P NP

Storage/Self Storage NP P5 P NP

Temporary Lodging/Hotel P P P C22

Marijuana Retailer and Retail Outlets28 NP P P NP

Cultural/Recreation

Cinema, Performing Arts and Museums P P P NP

Meeting Hall/Other Group Assembly P P P C

Physical Fitness/Recreation Club P/C29 P P P

Recreation, Indoor P/C29 P P P

Recreation, Outdoor C P P P

Religious C7 P P C

Health Services

Emergency Care Facility C9,18 P NP NP

Hospital NP P NP NP

Medical Office/Outpatient Clinic P8 P NP P

Nursing/Personal Care Facility NP P NP C

Industrial/Manufacturing

Asphalt Plants NP NP NP NP

Mixed Town Mixed General Housing Center Commercial Commercial Office Use Categories (TC)23 (MC) (GC) (MHO)1

Light Industrial/Manufacturing NP NP P10 NP

Government/Institutional11

Essential Public Facilities NP NP C NP

Government Services P P P P12

Major Utility Facility C14 C P C

Minor Utility Facility P15 P P P

Schools: Compulsory, Vocational and Higher C13 P NP C Education

Wireless Communication Facilities16

Antenna, Collocation on an Existing Structure17 P P P P

Wireless Communication Facility Tower NP NP NP NP

(4) Permitted Use Conditions.

1. a. Unless the use can be accommodated within an existing structure, development and/or redevelopment in the Covington Firs and Covington Township subdivisions shall be a minimum of two acres;

b. Be contiguous to a non-single-family use of two acres or more to be eligible to redevelop to a new use; and

c. Successive development cannot isolate existing single-family residential lots less than two acres (as a group) between developments.

2. a. No new subdivision of land is permitted for single-family homes except for townhouses and cottage developments. The exception is a binding site plan for commercial uses.

b. New single-family homes are allowed on existing single-family lots.

c. An accessory dwelling unit is allowed as an accessory to a single-family detached unit subject to the development standards in CMC 18.25.030(7).

3. Adult entertainment uses are prohibited within certain locations pursuant to the development standards provided in Chapter 5.20 CMC and CMC 18.25.040(2).

4. This use is restricted to a maximum of 5,000 gross square feet within the MHO district.

5. Services and operations other than customer parking shall be fully contained within a structure.

6. Temporary farmers’ and public markets shall be permitted in accordance with CMC 18.85.125.

7. The development shall not occupy more than one acre for the total of the site development, including any planned phases and/or expansions.

8. a. Buildings greater than four stories shall provide 80 percent of required parking within a structure. Structured parking shall not front onto 171st Ave. SE.

b. Medical office uses greater than two stories shall have a minimum of 60 percent ground floor retail trade and services and 40 percent business and professional services when fronting onto 171st Ave. SE, unless otherwise allowed through the development agreement process in Chapter 18.114 CMC and further specified in CMC 18.31.045.

9. The development shall be located west of the proposed 171st Ave. SE alignment with frontage onto 168th Pl. SE or the planned SE 276th St. alignment.

10. All structures shall meet the required setbacks, landscaping and all other standards contained in this chapter. Equipment storage, manufacturing activities, and wrecked, dismantled and/or inoperative vehicles shall be enclosed in a structure or fully screened from public right-of-way, including SE 272nd St. and Covington Way with Type I landscaping in accordance with CMC 18.40.040.

11. Maintenance yards, substations and solid waste transfer stations are not permitted in the TC, MC, or MHO downtown zoning districts.

12. Transit stations and park and ride facilities, not including bus stops, shall be reviewed by a conditional use permit pursuant to CMC 18.125.040.

13. All schools for compulsory, vocational and higher education shall be located on the upper floors of a mixed-use building that includes ground floor commercial uses, unless otherwise allowed through the development agreement process in Chapter 18.114 CMC and further specified in CMC 18.31.045.

14. All facilities shall not occupy more than one acre of a site and the facility shall be screened with Type I landscaping in accordance with CMC 18.40.040.

15. Minor utility facilities, such as telecom, fiber optics, Internet and similar facilities, shall be located within a fully enclosed structure, unless otherwise determined by the Director.

16. Chapter 18.70 CMC, Wireless Communication Facilities, outlines the approval and review process. In the event of a conflict between the requirements of Chapter 18.70 CMC and the requirements of this chapter, Chapter 18.70 CMC shall govern.

17. All antennas and ancillary wireless communication facilities shall be concealed facilities and mounted on an existing building or structure or placed underground as provided for in Chapter 18.70 CMC.

18. a. Emergency care facilities shall not occupy more than four acres for the total of the site development including any planned phases and/or expansions of the emergency care use;

b. Shall not exceed 50,000 square feet of total building square footage; and

c. Shall not exceed more than two stories or 35 feet whichever is greater.

19. Gasoline service stations and battery exchange stations are limited to the general commercial and mixed commercial districts and subject to the following conditions:

a. A gasoline service station shall be limited to eight pumps and 16 price gauges to service no more than 16 vehicles.

b. A battery exchange station shall provide a minimum of three stacking spaces.

c. Stacking spaces and drive-through facilities shall be designed in accordance with CMC 18.50.080.

d. Any associated materials, equipment storage, outdoor storage tanks and battery exchange activities shall be within a fully enclosed structure, unless otherwise determined by the Director.

20. a. No burning of refuse or dead animals is allowed;

b. The portion of the building or structure in which animals are kept or treated shall be soundproofed. All run areas shall be surrounded by an eight-foot-high solid wall and surfaced with or other impervious material;

c. Subject to animal keeping provisions of Chapter 18.80 CMC;

d. Prior to issuance of a development permit, documentation shall be provided by a qualified acoustical consultant, for approval by the Community Development Director, verifying that the expected noise to be emanating from the site complies with the standards set forth in WAC 173-60-040(1) for a Class B source property and a Class A receiving property;

e. Not permitted in any subdivision containing dwelling units; and

f. May only treat domestic animals on premises.

21. Day care I is allowed only as an accessory to a single-family detached unit.

22. Except bed and breakfasts, guesthouses are permitted outright and do not require a conditional use permit.

23. Mixed-use structures greater than one story shall provide ground floor retail, restaurant, or personal services along 60 percent of the building facade, unless otherwise allowed through the development agreement process in Chapter 18.114 CMC and further specified in CMC 18.31.045. Permitted uses under the headings of cultural/recreation and governmental/institutional in subsection (3) of this section are exempt from this provision.

24. Parking facilities shall be fully screened from the public right-of-way with Type 1 landscaping in accordance with CMC 18.40.040.

25. a. The indoor shooting range, including its plans, rules, procedures, management and staff, shall comply with the applicable safety guidelines and provisions in the latest edition of “the Range Source Book” (National Rifle Association of America: Fairfax, Virginia) or its successor, as appropriate to the type of facility involved.

b. Any new development proposal and/or business license application for an indoor shooting range shall be accompanied by a notarized letter by the shooting facility operator that the facility complies with Federal and State regulations, meets commonly accepted shooting facility safety and design practices, and will be operated in a manner that protects the safety of the general public.

c. Outdoor shooting ranges are not permitted.

26. a. Multifamily residential dwellings in the TC zone shall be located in a minimum three-story mixed-use structure; and

b. Sixty percent or more of the ground floor abutting a street, public space, public plaza and/or public green space shall be occupied by one or more of the following permitted uses: retail, restaurant or personal services,

unless otherwise allowed through the development agreement process in Chapter 18.114 CMC and further specified in CMC 18.31.045. Driveways, service and truck loading areas, parking garage entrances and lobbies shall not be included in calculating the required percentages of ground floor use.

27. New and existing single-family attached and detached dwellings within commercial zones shall abide by the density and dimension standards for the R-8 zone provided in CMC 18.30.030.

28. Subject to the applicable 1,000-foot and 500-foot sensitive use buffers outlined in CMC 18.33.050.

29. “Physical fitness/recreation clubs” and “recreation, indoor” facilities are permitted outright when located within an existing building or located within a new mixed-use development; otherwise, a conditional use is required for a new standalone facility. (Ord. 06-19 §§ 2, 3; Ord. 12-16 § 7; Ord. 03-16 § 1 (Exh. A); Ord. 05-15 § 1 (Exh. A); Ord. 06-13 § 2 (Exh. A); Ord. 14-12 § 2 (Exh. B); Ord. 09-12 § 2 (Exh. B); Ord. 04-12 § 1 (Exh. A); Ord. 01-12 § 1 (Exh. 1); Ord. 19-11 § 1 (Exh. 1); Ord. 10-10 § 1 (Exh. A))

18.31.085 Permitted land use determination process.

(1) A use determination process shall be applied to any proposed use that does not clearly fit within the permitted use table in CMC 18.31.080(3) or contains multiple uses, e.g., retail and light manufacturing, processing or assembling, or an accessory use that is more than 25 percent of the floor area of the primary use.

(2) If the Director determines that a use determination process is required, the request for a use determination shall be submitted and a decision issued prior to submittal of the underlying land use application.

(3) If a land use application has been submitted, the Director shall issue a land use determination prior to the issuance of application completeness in accordance with CMC 14.35.030.

(4) The Director shall require information describing the use or uses on the site, their location and operational characteristics. The Director may approve, deny, or approve with conditions a land use determination within any downtown district based on all of the following criteria:

(a) The primary use is determined by the Director to be reasonably similar and related to one of the permitted use categories in a downtown district;

(b) The use is consistent with the district’s purpose statement and the comprehensive plan policies;

(c) The use can be accommodated in the existing structure in which it is proposed without requiring substantial modification to the form of the structure;

(d) The use does not have noxious impacts (excessive noise, odor, vibration, dust, etc.) on other nearby properties and uses; and

(e) The use will not result in significant transportation impacts that would not be mitigated by the required development standards.

(5) Applications for a land use determination shall be subject to review and approval procedures for a Type 2 land use decision process and shall be subject to fees as set forth in the current fee resolution. (Ord. 10-10 § 1 (Exh. A))

18.31.090 Downtown zoning districts density and dimension standards.

(1) Table of Density and Dimension Standards, Downtown Zoning Districts.

Mixed Town Mixed General Housing Center Commercial Commercial Office Standards (TC) (MC) (GC) (MHO) Exceptions and Notes

Maximum Maximum height shall be 45 feet Building Height within 50 feet of any zone outside of the downtown zone. In the MHO 75 feet 60 feet 55 feet 45 feet district, the 35 feet maximum height shall also apply within 50 feet of another MHO property.

Maximum For cottage housing, CMC Residential Not 18.37.040 shall control. Stand alone 60 D.U./acre 48 D.U./acre 24 D.U./acre Density (stand Permitted residential structures are not alone) permitted in the town center.

Maximum Residential Density (if Unlimited Unlimited Unlimited 24 D.U./acre ground floor is commercial)

Minimum Residential use is not required in the Residential 32 D.U./acre 24 D.U./acre 24 D.U./acre 12 D.U./acre downtown. For cottage housing, Density CMC 18.37.040 shall control.

Maximum Floor Refer to CMC 18.31.100 for bonus 2:1, 1.25:1 Area Ratio features. 4:1 3:1 3:1 east of Wax (FAR) with Road Bonus Features

Maximum Floor No minimum FAR. Development Area Ratio within the Jenkins Creek Corridor 1:1; .75:1 east (FAR) without 1.5:1 1:1 1:1 shall utilize low impact development of Wax Road Bonus Features (LID) techniques as adopted in CMC 13.25.020.

Maximum 70%; 50% Developments in the MHO located Impervious east of Wax east of Wax Road and south of SE Surface 80% 90% 80% Road and 272nd St., and cottage housing south of SE developments shall not exceed the 272nd St. 50% maximum impervious surface.

Minimum Lot Type I Type II A building shall be located within 5 Frontage feet of the back of or on a Street – 80% Street – 50% Type IV Occupied by a None public plaza. Where utility Street – 40% Building Type II Type IV easements greater than 5 feet exist, Street – 50% Street – 40% the building shall be set back to the

Mixed Town Mixed General Housing Center Commercial Commercial Office Standards (TC) (MC) (GC) (MHO) Exceptions and Notes extent of the easement and this area Type III shall be designed as an extension of Street – 50% the sidewalk and/or may be included as part of the public space Type IV requirement. Street – 40%

Minimum For development located east of SE Setbacks within Wax Road in the MHO zoning District None None 20 feet 10 feet district, the setback for non-single- family residential buildings from SE Wax Road may be 0 feet.

Minimum Setbacks from Any Public None None 5 feet 5 feet Property Other Than a Street

Minimum In districts other than the MHO, no 10 feet Setbacks to setback shall be required for mixed- where Adjoining use development or commercial adjoining 10 feet N/A 10 feet Downtown building less than 50,000 square feet, the MHO District with no significant outside storage or District only sales.

Minimum Refer to Design Standards Section Setbacks to B(1)(g) – Buffers and Transitions. Zones Outside 0 20 feet 20 feet 20 feet No setback is required where a zone the Downtown is separated from another zone by a Zone street.

(2) Additional Density and Dimension Development Standards Referenced in This Title.

(a) CMC 18.30.060 through 18.30.090 for density measurement and calculation methods.

(b) CMC 18.30.130 through 18.30.200 for measurement of setbacks and allowed projections into the setbacks. (Ord. 04-18 § 2; Ord. 14-12 § 2 (Exh. B); Ord. 10-10 § 1 (Exh. A))

18.31.100 Maximum floor area ratio (FAR) – Bonus features.

(1) Developments in the downtown districts are eligible to earn increased FAR, and the maximum incentive to be earned by each bonus feature is set forth in CMC 18.31.090. The FAR incentive is expressed as additional bonus FAR earned per amount of bonus feature provided.

(2) Floor area ratio (FAR) is a ratio of the area of interior square footage of a structure to the site area. For example, a two-story building occupying half of a site would have an FAR of 1:1, or expressed as one. A four-story building occupying half a site would have an FAR of two. The definition of floor area ratio is further defined in CMC 18.20.507.

(3) Bonus FAR may be earned through any combination of the following listed bonus features.

Bonus Feature FAR Bonus Description, Additional Requirements and Limitations

1. Significant Public Plaza or 2.0 (a) Permitted only in the town center district at the discretion of Public Green Space the Director.

(b) Location and design shall be consistent with City of Covington Comprehensive Plan Downtown Element and complimentary to any planned public plaza or development.

(c) Shall be a minimum of 4% of the interior floor area of the development and no less than 1,000 square feet.

(d) This bonus shall be in addition to the minimum public space requirement in CMC 18.31.120. Refer to Section B(1)(i) of the Downtown Design Guidelines and Standards.

2. LEED Platinum Certification 1.0 (a) As certified by the USGBC.

(b) Applicant is responsible for providing LEED pre-certification submittal documentation and annotated checklist to the City. City will review documentation at the applicant’s expense.

(c) Any approvals shall be a condition of approval and applied to any subsequent building permit for the development.

3. Structure Parking, below 1.0 At least 80% of the parking shall be contained within a structure grade that is below grade.

4. Other Public Plaza or Public 1.0 (a) Location and design shall be consistent with City of Covington Green Space Comprehensive Plan Downtown Element and any planned public plaza or development.

(b) Shall be a minimum of 2% of the interior floor area of the development and no less than 500 square feet.

(c) This bonus shall be in addition to the minimum public space requirement in CMC 18.31.120.

5. Affordable Housing 1.0 (a) For all new development within the downtown districts, total square footage may be increased by 2.0 square feet for every 1.0 square foot of affordable housing (for a maximum of 1.0 FAR), provided an affordable housing plan (AHP) is developed and submitted to the Director for review and approval.

Bonus Feature FAR Bonus Description, Additional Requirements and Limitations

(b) The developer shall commit to implementing the AHP as a part of a signed agreement with the City. This agreement shall be reviewed by ARCH, or similar housing authority, with recommendations made to the Director prior to implementation of an agreement.

6. Structured Parking, at Grade 0.75 (a) At least 80% of the parking shall be contained within a or Above Grade structure. The structure may be part of the building or a separate structure.

(b) The structure shall be designed so that parked cars are not visible from the street and a commercial or residential use shall occupy the street level.

7. Through Block Connection 0.75 (a) A pedestrian walkway and accompanying landscaping that or Enhancement shall be at least 15 feet wide and extend along a property line; or

(b) A pedestrian walkway that extends through a site to allow the public to pass from one street to another street or an alley.

(c) The surface shall consist of stone, unit pavers or textured concrete, with pedestrian scale lighting spaced no more than 50 feet apart.

8. Multi-Modal Pathway 0.5 A pathway for the movement of and bicyclists that is consistent with the City of Covington Comprehensive Plan Downtown Element, the City’s PROS Plan and approved by the Director.

9. Public Meeting Room 0.5 (a) Permitted in the town center district only.

(b) A room available to the community for meetings and events. The size shall be a minimum of 300 square feet, with windows on at least one side and shall be directly accessible from the outside or by a controlled lobby that allows public access.

(c) There shall be no fees imposed on user groups.

10. LEED Gold Certification 0.5 (a) As certified by the USGBC.

(b) Applicant is responsible for providing LEED pre-certification submittal documentation and annotated checklist to the City. City will review documentation at the applicant’s expense.

(c) Any approvals shall be a condition of approval and applied to any subsequent building permit for the development.

11. Water Feature 0.5 (a) A decorative water feature shall be equivalent to at least 1% of the project’s construction cost.

Bonus Feature FAR Bonus Description, Additional Requirements and Limitations

(b) Shall be directly accessible and visible to the public by being adjacent to a plaza, sidewalk, pathway or through-block connection.

(c) Documentation shall be provided verifying the construction value and the cost of the water feature prior to approval of engineering phase plans.

12. Exterior Art Element 0.5 (a) Exterior art element shall be equivalent to at least 1% of the total value of the project’s construction cost. Such elements include but are not limited to sculptures, bas-reliefs, metal work and murals.

(b) Documentation shall be provided verifying the construction value and the value of the art as appraised by an art appraiser.

(c) Art elements shall be visible to the public at all times and will be reviewed and approved by an arts body designated by the City.

(Ord. 06-13 § 2 (Exh. A); Ord. 10-10 § 1 (Exh. A))

18.31.110 Parking, access and circulation standards.

(1) Developments in the downtown zone shall be designed with surface and/or structured parking to allow drivers and pedestrians to move safely on and off the site, provide adequate off-street parking, reduce on-street parking, increase safety, maintain smooth traffic flow, and reduce the visual impact of parking lots.

(2) Parking design standards are outlined in the City of Covington Downtown Design Guidelines and Standards Sections B(1)(b), C(2)(d)(iii), and C(3)(d)(iii). These standards shall be incorporated into the design and location of any surface and structured parking.

(3) Surface Parking Location and Structured Parking Requirements Table.

Mixed Commercial General Mixed Housing/ Town Center (TC) (MC) Commercial (GC) Office (MHO)

Surface Parking Location

Rear of principal Permitted Permitted Permitted Permitted building

Side of principal Permitted, but lot Permitted, but lot Permitted, but lot Permitted building frontage frontage frontage requirements apply requirements apply requirements apply by street type by street type by street type

Between principal Not Permitted Not Permitted Permitted, but lot Permitted

Mixed Commercial General Mixed Housing/ Town Center (TC) (MC) Commercial (GC) Office (MHO) building and street frontage requirements apply on Type IV streets

Street corner Not Permitted Not Permitted Permitted Permitted

Adjacent to park or Not Permitted Not Permitted Permitted Permitted open space

At street terminus Not Permitted Permitted Permitted Permitted

Structured Parking Location and Design

All Locations Permitted, ground- Permitted, ground- Permitted Permitted level retail required level retail required if if fronting a Type I fronting a Type I or or Type II street Type II street

(4) Minimum Parking Requirements Table.

Land Use Minimum Parking Spaces Required

Residential

Dwelling unit, multifamily:

Studio and one-bedroom units 1.0 per dwelling unit*

Two-bedroom units 1.5 per dwelling unit*

Three-bedroom units 2.0 per dwelling unit*

Dwelling unit, single-family attached 2.0 per dwelling unit (tandem spaces allowed)

Dwelling unit, single-family detached 2.0 per dwelling unit

Dwelling unit, accessory or cottage housing 1.0 per dwelling unit

*Plus one extra space for every 10 dwelling units rounded upward to the nearest multiple of 10.

Commercial

Land Use Minimum Parking Spaces Required

Retail trade and services (non-food) 2 per 1,000 square feet

Nonfood retail in mixed-use development, less than 5,000 No off-street parking required** square feet and less than 40% of the gross floor area of the development

Food stores, in mixed-use development, less than 15,000 3 per 1,000 square feet** square feet and less than 40% of the gross floor area of the development

Food stores, other than above 4 per 1,000 square feet, plus additional parking as provided below for eating establishment

Eating and drinking establishment, other than above 1 per 100 square feet in dining, lounge and customer ordering area

Professional office 2 per 1,000 square feet

Gasoline service stations/Battery exchange stations 3 per facility plus 1 per 300 square feet of store

Temporary lodging/Hotel 1.1 per bedroom

Business Services 3 per 1,000 square feet

Home occupation including live/work 1 stall in addition to requirement for primary use

** The applicant may demonstrate through a traffic study that on-street parking is adequate to wholly or partially fulfill this parking requirement.

Industrial/Manufacturing

Light Industrial/Manufacturing 1 per 1,000 square feet, plus additional parking for office or retail areas as noted elsewhere in this table

Recreation/Culture

Theater 1 per 3 fixed seats, plus 2 spaces for every 3 employees

Group assembly 1 per 5 fixed seats, plus 1 per 50 square feet of gross floor area without fixed seats used for assembly purposes

Park/playfield/plaza Director decision

Land Use Minimum Parking Spaces Required

Health Club Director decision

Health Services

Hospital 1 per bed

Medical Office 5 per 1,000 square feet

Nursing and personal care facility 1 per 4 beds

Emergency care facility 5 per 1, 000 square feet

Other

Utility Director decision

Government office 3 per 1,000 square feet

All other Director decision

Bicycle Parking

In the downtown districts one bicycle parking space shall be provided for every 15 vehicle parking spaces. Bicycle parking shall be located within 50 feet of the principal building and directly adjacent to a sidewalk or pedestrian walkway that connects directly to the building entrance(s).

Car Share Parking

Within the downtown districts the total number of parking spaces provided within residential developments containing more than 30 units may be reduced by three spaces for each one dedicated car share space. A signed agreement between the property owner and car share provider shall be submitted to the Director for approval.

Electric Vehicle Charging Station

All developments that require off-street parking shall be subject to the provisions of the electric vehicle charging stations requirements in CMC 18.50.160 through 18.50.180.

Reduction for Joint-Use Parking

Developments which submit an approved parking management plan as noted in subsection (5) of this section may receive a reduction in required parking of between 0% and 20%. The Director may increase the percentage of the reduction where compelling evidence is provided in the applicant’s traffic report that the proposed reduction is warranted. Refer to subsection (6) of this section.

(5) Parking for a specific use shall be limited to no more than 50 percent greater than the minimum parking requirement required by subsection (2) of this section. Exceptions to this parking maximum include:

(a) Parking spaces are provided above or below grade.

(b) If the Director determines additional off-street parking spaces are warranted based on a traffic study. The Director shall consider whether the proposal is consistent with the stated purposes, objectives, goals or policies established in the City of Covington Comprehensive Plan Downtown Element.

(c) The Director shall have the authority to restrict parking for a specific use to an amount that is less than the maximum amount allowed in this section if the proposal would substantially conflict with the stated purposes, objectives, goals or policies contained in the City of Covington Comprehensive Plan Downtown Element.

(6) Developments that contain more than 30,000 square feet of commercial area and/or more than 100 units of housing are required to submit a parking management plan that responds to the vision in the City of Covington Comprehensive Plan Downtown Element. A parking management plan shall address the following:

(a) Integration and connection with adjacent parking areas associated with other developments.

(b) A joint use parking strategy or documentation that demonstrates why such a strategy is not feasible.

(c) A joint use parking strategy is appropriate when all of the following criteria are met:

(i) The total parking area exceeds 8,000 square feet;

(ii) The uses sharing parking facilities are of different use categories or have different hours of operation; and

(iii) The parking facilities are designed and developed as a single on-site common parking facility, or as a system of on-site and off-site facilities, if all facilities are connected with improved pedestrian facilities and no building or use is more than 800 feet from the most remote joint-use facility.

(7) The amount of off-street parking required in subsection (4) of this section may be reduced by no more than 20 percent, as determined by the Director, when shared facilities for two or more uses are proposed, provided:

(a) The normal hours of operation of each use are separated by at least two hours; or

(b) A parking demand study is prepared by a professional traffic engineer and submitted by the applicant documenting that the hours of actual parking demand for the proposed uses will not conflict, and that uses will be served by adequate parking if shared parking reductions are authorized.

(8) The total number of parking spaces requested for shared parking shall not be less than the minimum required spaces for any single use.

(9) A covenant or other contract for shared parking between the cooperating property owners is approved by the Director. This covenant or contract shall by recorded with the King County Department of Records and Election Division as a deed restriction on all properties and cannot be modified or revoked without the consent of the Director.

(10) If requirements for shared parking are violated, the affected property owners shall provide a remedy satisfactory to the Director or provide the full amount of required off-street parking for each use, in accordance with the requirements of this chapter.

(11) Additional Parking Requirements and Parking Design Standards Referenced in This Title.

(a) CMC 18.50.050 through 18.50.180 for other applicable standards.

(12) Additional parking lot screening, landscaping and cut spacing requirements shall be incorporated into the design and layout of any proposed parking as provided in the City of Covington Downtown Design Guidelines and Standards Sections C(2)(b), C(3)(b) and C(4)(b). (Ord. 19-11 § 1 (Exh. 1); Ord. 10-10 § 1 (Exh. A))

18.31.120 Public space requirements.

(1) New development within the town center (TC) and mixed commercial (MC) districts shall meet the public space requirement.

(2) All new development shall provide accessible public space equivalent to one and one-half percent of the gross floor area of all structures. The design and location of public spaces shall consider the design and location of public spaces on adjacent properties and shall be oriented and connected to those spaces.

(3) If the applicant can demonstrate to the satisfaction of the Director that a required public space is adjacent to, integrated with and can be accessed from a public space on an adjoining property, this requirement may be reduced to one percent of gross floor area.

(4) All required public spaces shall be oriented toward, and have direct connections (both physical and visual) to, a public street.

(5) Where public spaces are integrated into new development, or where new development abuts an existing or planned public plaza, the primary building entrance shall be oriented toward the public space or plaza.

(6) All development that abuts the main public space envisioned in the City of Covington Comprehensive Plan Downtown Element shall be oriented and connected to that public space.

(7) Additional public space design standards in the City of Covington Downtown Design Guidelines and Standards Section B(1)(i) shall be included in the design of any public space requirements. (Ord. 10-10 § 1 (Exh. A))

18.31.130 Landscaping requirements.

(1) Landscape Area Requirement.

(a) In addition to the landscape standards contained in this chapter, five percent of the total area between the building facade and the curb shall be landscaped. This shall be in addition to street trees and landscaping provided in public spaces and parking lots that are required in other subsections.

(b) Required landscaping may be planted within planting areas surrounding trees, in raised planters, and on vegetative walls mounted to the ground-level building facade.

(c) Where a building or portion of a building is located more than 10 feet from a public sidewalk or useable public space, all areas between the building and the public sidewalk that is not used for vehicle or pedestrian access, circulation, parking or seating shall be landscaped.

(d) Potted landscape material may be substituted for required landscaping in areas designed for outdoor eating with the approval of the Director.

(e) Additional landscape requirements in the City of Covington Downtown Design Guidelines and Standards Sections B(1)(a), C(2)(d)(ii), C(3)(d)(ii), C(4)(d)(iii) and C(5)(d)(ii) shall be included in the landscaping for the development.

(2) A minimum of 15 percent of the total area of a public space, such as a courtyard or plaza, shall be landscaped. Additional provisions are detailed in the City of Covington Downtown Design Guidelines and Standards Section

B(1)(i) and are based on street type.

(3) Landscape Buffers – Standards and When Required.

(a) Downtown development that abuts zones outside of the downtown districts shall have a minimum 20-foot- wide landscaped buffer within the required setback.

(b) Any development that abuts the MHO district shall provide a minimum of 10-foot-wide landscaped buffer within the required setback.

(c) For cottage housing, CMC 18.37.050(5) and 18.37.110 shall apply.

(d) Refer to the City of Covington Downtown Design Guidelines and Standards Section B(1)(g) for applicable design standards for buffer and zone transition requirements.

(4) Additional Landscaping Requirements Referenced in This Title.

(a) CMC 18.40.100, 18.40.110, 18.40.130, 18.40.140, and 18.40.150 for additional applicable standards.

(b) CMC 18.40.080(3), (4), (5) and (6) for parking area landscaping requirements.

(c) Chapter 18.45 CMC, Tree Preservation and Protection.

(i) The Director shall have the authority to reduce the required tree replacement ratio where such requirement would conflict with the urban design intent of the downtown design guidelines and standards.

(ii) The Director shall ensure that representative native vegetation is retained or replanted totaling at least five percent of the site area and that enhanced landscaping is provided in excess of the requirements contained in this chapter. (Ord. 04-12 § 1 (Exh. A); Ord. 10-10 § 1 (Exh. A))

18.31.140 Sign requirements.

Repealed by Ord. 08-18. (Ord. 10-10 § 1 (Exh. A))

Chapter 18.31

DOWNTOWN DEVELOPMENT AND DESIGN STANDARDS

Article 1 - Purpose & Applicability

18.31.005 Article introduction.

18.31.010 Purpose.

18.31.020 Applicability.

18.31.030 Chapter organization.

18.31.040 Departures.

Article 2 - Zoning

18.31.100 Article introduction.

18.31.110 Downtown zoning map.

18.31.120 Permitted land uses.

18.31.130 Permitted land use determination process.

18.31.140 Supplemental use standards.

18.31.145 Special use conditions for MHO zoned properties within the Covington Firs and Covington Township subdivisions.

18.31.150 Density and dimension standards.

18.31.160 Maximum building height – Bonus features.

Article 3 - Street Types and Circulation

18.31.200 Article introduction.

18.31.210 Purpose.

18.31.220 Downtown streets, through-block connections, and trails.

18.31.230 Maximum block lengths.

18.31.240 Street types and standards.

18.31.250 Through-block connections design standards.

Article 4 - Design Standards – Block-Frontages

18.31.300 Article introduction.

18.31.305 Purpose.

18.31.310 Block-frontage designation map.

18.31.315 About the transparency standards.

18.31.320 Storefront block-frontage standards.

18.31.330 Landscaped block-frontage standards.

18.31.340 Mixed block-frontage standards.

18.31.345 Gateway block-frontage standards.

18.31.350 Basic streets (with no designated block-frontage).

18.31.355 , Landscaped Passageway, and Trail block-frontage standards.

18.31.360 Downtown Passageway block-frontage standards.

18.31.370 Ground-floor residential frontage standards.

18.31.375 Where properties front onto multiple streets.

18.31.380 Where properties have multiple designations along one frontage.

18.31.385 High-visibility street corners.

Article 5 - Design Standards – Site Planning

18.31.405 Purpose.

18.31.410 Interior setbacks.

18.31.420 Public space requirements.

18.31.425 Residential amenity space.

18.31.430 Internal pedestrian access and design.

18.31.435 Vehicular circulation & parking.

18.31.440 Service areas and mechanical equipment.

18.31.450 Off-street parking standards.

18.31.460 Landscaping.

18.31.470 Site lighting.

18.31.480 Crime prevention through environmental design (CPTED) guidelines.

Article 6 - Design Standards – Building Design

18.31.500 Article introduction.

18.31.510 Purpose.

18.31.520 Building character.

18.31.530 Building massing and articulation.

18.31.540 Building details.

18.31.550 Building materials.

18.31.560 Blank wall treatment.

18.31.570 Structured parking design.

ARTICLE 1 - PURPOSE & APPLICABILITY

Article Contents 18.31.005 Article introduction. 18.31.010 Purpose. 18.31.020 Applicability. 18.31.030 Chapter organization. 18.31.040 Departures.

18.31.005 Article introduction. This article contains the following introductory information for how to apply and use Chapter 18.31: (1) Purpose statements for this chapter. (2) Applicability section explaining when and how the standards of this chapter apply to development. (3) Explanation of how this chapter is organized. (4) Explanation of departures and standards for processing departures. (5) Relationship to other codes.

18.31.010 Purpose. The purpose of the Downtown Form-Based Code is to implement the goals & policies of the City’s Comprehensive Plan and the objectives of each Downtown zone’s intent statements as provided in CMC 18.15.080. The regulations within this Chapter seek to enhance Downtown Covington’s visual and pedestrian-oriented character. Specific purposes of this chapter are to: (1) Promote a Downtown with a diverse mix of retail, housing, office, and civic land uses and a genuine sense of place. (2) Encourage development that is pedestrian-oriented and human-scale in an aesthetically attractive, energy efficient, easily accessible, and economically healthy environment. (3) Include diverse retail and service uses, higher density residential housing, a network of pedestrian-oriented streets, and a high degree of connectivity for all modes of travel. (4) Include a central public gathering place at the heart of Downtown in the Town Center zone.

18.31.020 Applicability. (1) New development. The provisions of this chapter govern all development within the Downtown zones (MC, GC, TC, & MHO). This chapter has references to other citywide regulations which may take precedence over this chapter. (2) Building additions, remodels, and site improvements. Three different thresholds have been established to determine how the standards herein are applied to such projects. (a) Level I improvements include all exterior remodels, building additions, and/or site improvements that affect the exterior appearance of the building/site and/or cumulatively increase the gross floor area on a site by less than 50-percent within three years of the date of permit issuance. The requirement for such improvements is only that the proposed improvements meet the standards of Chapter 18.31 CMC, Articles 4-6, and do not lead to further nonconformance with the aforementioned standards. For example, if a property owner decides to replace a building façade’s siding, then the siding shall meet the applicable exterior building material standards, but elements such as building articulation would not be required. (b) Level II improvements include all improvements that cumulatively increase the gross floor area on a site by 50-percent to 100-percent within three years of the date of permit issuance. All standards that do not involve repositioning the building or reconfiguring site development shall apply to Level II improvements. For example, if a property owner of an existing business in the TC zone wants to build an addition equaling 75-percent of the current building’s footprint, then the following elements shall apply: (i) The location and design of the addition/remodel shall be consistent with CMC Chapter 18.31 Article 4, Design Standards – Block Frontages, which addresses building frontages, entries, parking lot location, and street setback landscaping. For such developments seeking additions to buildings where off-street parking location currently does not comply with applicable parking location standards, building additions are allowed provided they do not increase any current nonconformity and generally bring the project closer into conformance with the standards (see CMC 18.31.450, Off-street parking standards). (ii) Comply with the standards of Chapter 18.31 CMC Article 5, Design Standards – Site Planning. (iii) Comply with all provisions of Chapter 18.31 CMC Article 6, Design Standards – Building Design, except architectural scale and materials provisions related to the existing portion of the building where no exterior changes are proposed. All new exterior wall areas shall comply with building elements/details, materials, and blank wall treatment standards.

(iv) Comply with the off-street parking, landscaping, and signage provisions of this chapter that relate to proposed improvements. (c) Level III improvements include all improvements that cumulatively increase the gross floor area on a site by more than 100-percent within three years of the date of permit issuance. Such developments shall conform to all applicable standards, except in a case where there are multiple buildings on one site, and only one building is being enlarged. In that scenario, improvements to the additional buildings are not required, but conformance with all other standards apply.

Figure 18.31.020 Improvement and applicability examples.

18.31.030 Chapter organization. This Chapter is organized with six Articles that focus on specific elements of development in the Downtown. The regulations and guidance of this Chapter are interrelated and intended to work together to ensure the vision of the Downtown as provided in the Comprehensive Plan is achieved. The location, configuration, and proposed use(s) of a development determine which sections of this Chapter will apply. (1) The Articles are the following. See the table of contents of this chapter for the list of sections under each Article. (a) Article 1 - Purpose and Applicability. This Article describes where and when these regulations apply in Downtown, the chapter’s organization, and how design standard departures are processed. (b) Article 2 – Zoning. This Article includes the Downtown zoning map and addresses permitted land uses, density, and dimension standards. There are four zoning districts within the boundaries of Downtown Covington, each intended to develop with their own unique character, intensity of development, and associated development standards. (c) Article 3 - Street Types and Circulation. This Articles establishes the Downtown street types and required design elements within the right-of-way. Development adjacent to sub-standard streets is required to upgrade streets to meet the standards. This Article also establishes maximum block sizes and through- block connection standards to create a more walkable Downtown environment. (d) Article 4 – Design Standards – Block-Frontages. This Article establishes the block-frontage designations and required design elements for the portions of buildings facing streets. The standards regulate the most critical ground-floor design elements that effect the creation of a comfortable and lively pedestrian-oriented streetscape. (e) Article 5 – Design Standards – Site Planning. This Article contains the standards for the design and layout of development sites, minimum parking spaces and the layout of parking lots, and the design of pedestrian routes, on-site amenity areas, utility and service elements, landscaping, and exterior lighting. (f) Article 6 – Design Standards – Building Design. This Article contains standards for the architectural massing and exterior design of buildings, ground-floor details, exterior materials, blank wall requirements, and the design of structured parking. (2) Most sections within this chapter herein include the following elements: (a) Purpose statements, which are overarching objectives. (b) Guidelines use words such as “should” or “is/are recommended,” or “encouraged”, signifying voluntary measures. (c) Standards use words such as “shall” and “is/are required,” signifying required actions. (i) Some standards are easily quantifiable, while others provide a level of discretion to the applicant in how they are complied with. In the latter case, the applicant shall demonstrate to the Director, in writing, how the choices made for the development meets the purpose of the standard. (ii) DEPARTURES may be considered for specific standards in CMC Chapter 18.31. They allow alternative designs provided the Director determines the resulting design and overall development meets the “purpose” of the standards and other applicable criteria. See CMC 18.31.040 for related procedures associated with departures.

18.31.040 Departures. (1) Purpose. A number of specific departure opportunities to the design standards contained in this chapter are provided. Departure opportunities are signaled by the capitalized word DEPARTURE or the symbol Ü. The

purpose is to provide applicants with the option of proposing alternative design treatments, when they can demonstrate to the satisfaction of the Director that it is equal to or better than the standard, provided such departures meet the “purpose” of the particular standard, and any additional departure criteria established for the particular departure opportunity. (2) Requests for departures are voluntary. This provision allows the flexibility for applicants to propose alternative designs on a voluntary basis. (3) Applicability. Departure opportunities are available only where noted for specific standards. (4) Procedures. Applications for a departure shall be subject to the review and approval procedures for a Type 2 land use decision process as provided in CMC 14.30 unless associated with a higher land use decision process (e.g. conditional use permit). (5) Approval criteria. Project applicants shall successfully demonstrate to the Director how the proposed departure meets the purpose(s) of the standard, and other applicable departure criteria that applies to the specific standard. (6) Documentation. The Director shall document the reasons for approving all departures within the project application records for the purpose of providing consistency in decision-making by the city.

18.31.050 Relationship to other codes. Refer to Chapter 18.65 CMC, Critical Areas, and Chapter 16.05 CMC, Shoreline Master Program, for other land use and development standards. Where provisions of this chapter conflict with provisions in any other section of the CMC, this chapter prevails unless otherwise noted.

ARTICLE 2 - ZONING

Article Contents 18.31.100 Article introduction. 18.31.110 Downtown zoning map. 18.31.120 Permitted land uses. 18.31.130 Permitted land use determination process. 18.31.140 Supplemental use standards. 18.31.145 Special use conditions for MHO zoned properties within the Covington Firs and Covington Township subdivisions. 18.31.150 Density and dimension standards. 18.31.160 Maximum building height – Bonus features.

18.31.100 Article introduction. This article contains the following sections: (1) Downtown zoning map. (2) Table of permitted land uses in each Downtown zone. (3) The process for how to determine whether an unlisted or undefined land use is permitted. (4) Supplemental standards on design, location, configuration, and other regulations for specific uses. (5) Special development conditions for the Covington Firs and Covington Township subdivisions. (6) Table of density and dimensional standards in each Downtown zone. (7) List of incentives and requirements for achieving bonus building height.

18.31.110 Downtown zoning map.

Figure 18.31.110 Downtown zoning map.

18.31.120 Permitted land uses. (1) The primary use of a property is defined by the activity for which the building or lot is intended, designed, arranged, occupied, or maintained. The use is considered permanently established when that use will or has been in continuous operation for a period exceeding 60 days. A use which will operate for less than 60 days is considered a temporary use, and subject to the requirements of Chapter 18.85 CMC. (2) Explanation of permitted use table. The permitted use table in this chapter determines whether a use is allowed in a zone. The name of the zone is located on the vertical column and the use is located on the horizontal row of these tables. (a) Permitted use (P). If the letter “P” appears in the box at the intersection of the column and the row, the use is allowed subject to the review procedures specified in Chapter 14.30 CMC and the general requirements of the code.

(b) Conditional use (C) If the letter “C” appears in the box at the intersection of the column and the row, the use is allowed subject to the conditional use review procedures specified in Chapter 14.30 CMC, conditional use fees as set forth in the current fee resolution, and the general requirements of the code. (c) Use not permitted ( ). Where no symbol appears in the box at the intersection of the column and the row, the use is not permitted in that zone, except for certain temporary uses.

(d) For uses containing a subscript letter (X), refer to the applicable condition in the “Additional Provisions” column to the right. (e) For unlisted uses, the use is assumed to be unpermitted unless the applicant requests a permitted land use determination (see CMC 18.31.130. (f) Additional provisions. The references, notes, and/or standards in the Additional Provisions column apply to all such permitted uses, except for those that apply to particular zones as noted in subsection (d) above. (g) All applicable requirements shall govern a use whether or not they are cross-referenced in a section. (3) Permitted use table. See CMC 18.31.145 for special use conditions in the MHO zone.

Table 18.31.120 Uses permitted in Downtown zones. Use TC MC GC MHO Additional Provisions RESIDENTIAL Primary Uses

Single-family detached P CMC 18.31.140(1) Subject to the density and dimension standards for the R-8 zone (CMC 18.30.030). Duplex P CMC 18.31.140(1) Subject to the density and dimension standards for the R-8 zone (CMC 18.30.030). Cottage housing P See Chapter 18.37 CMC for cottage housing standards

Townhouse P P PX X Subject to the density and dimension standards for the R-8 zone (CMC 18.30.030). Multifamily P P P P Senior citizen assisted housing P P P C Accessory Uses

Accessory dwelling unit P Subject to limitations on Accessory Dwelling Units in CMC 18.25.030(A)(6) Bed and breakfast guesthouse P

Table 18.31.120 Uses permitted in Downtown zones. Use TC MC GC MHO Additional Provisions

Home occupation PX PX PX PX See CMC 18.80.100 for home occupation standards COMMERCIAL Adult entertainment business P P See Chapter 5.20 CMC and CMC 18.25.040(2). Animal care P P P CMC 18.31.140(12)

X Business services PX P P PX,y Operations shall be conducted entirely indoors

Y Use limited to 5,000sf gross Car wash and automotive P P services

Day care I P P P PX X Permitted only as an accessory to a single-family detached unit. Day care II P P P P Drive-through use P P Electric vehicle parking facility P P May not be located adjacent to 272nd (primary use) Street. Farmers’ markets and public P P P CMC 18.85.125 markets Gambling and card rooms Gasoline stations and battery P P CMC 18.31.140(2) exchange stations May not be located adjacent to 272nd Street. Hotel P P P C

Live/Work PX P P P Permitted “work” uses in Live/Work structures are uses permitted in the applicable zone.

X CMC 18.31.140(13) Marijuana retailer and retail P P CMC 18.33.050 outlets Outdoor commercial P Personal and beauty services P P P P Private parking lot or structure (primary use) Professional office P P P P Retail trade and services CMC 18.31.140(9) As listed below and based on net floor area (NFA)/individual use:

Table 18.31.120 Uses permitted in Downtown zones. Use TC MC GC MHO Additional Provisions <5,000 sq. ft. NFA P P P P 5,000—50,000 sq. ft. NFA P P P >50,000 sq. ft. NFA C P P

Self-service storage PX PY CMC 18.31.140(11)

X Allowed only west of 18.

Y Allowed only west of Covington Way.

Shooting ranges P CMC 18.31.140(10)

CULTURAL/RECREATION

Theaters, performing arts center, PX P P X The development may not occupy more and museums than one acre for the total of the site development, including any planned phases and/or expansions.

Meeting hall/other group PX P P C X The development may not occupy more assembly than one acre for the total of the site development, including any planned phases and/or expansions. Physical fitness/recreation club P/C P P P CMC 18.31.140(7) Recreation, indoor P/C P P P CMC 18.31.140(8) Recreation, outdoor C P P P

Religious facilities CX P P C X The development may not occupy more than one acre for the total of the site development, including any planned phases and/or expansions. HEALTH SERVICES Emergency care facility C P CMC 18.31.140(3) Hospital P Medical office/outpatient clinic P P P CMC 18.31.140(5) Nursing/personal care facility P C

INDUSTRIAL/MANUFACTURING

Artisan manufacturing PX PX PX PY X Limited to 3,500 square feet net floor area

Y Limited to 1,000 square feet net floor area Asphalt plants Light industrial and light P CMC 18.31.140(4) manufacturing

Table 18.31.120 Uses permitted in Downtown zones. Use TC MC GC MHO Additional Provisions GOVERNMENT/INSTITUTIONAL Essential public facilities C Government services P P P P

Transit stations and commuter PX PX P C X Commuter parking is permitted only as parking structured parking when not created under a weekday shared parking arrangement.

Major utility facility CX C P C X The development may not occupy more than one acre for the total of the site development, including any planned phases and/or expansions. Minor utility facility P P P P CMC 18.31.140(6) Schools: compulsory, vocational C P C and higher education Maintenance yard P Electrical substation P Transfer station P

WIRELESS COMMUNICATION FACILITIES Antenna, collocation on an P P P P Chapter 18.70 CMC existing structure Wireless communication facility tower

18.31.130 Permitted land use determination process. (1) A use determination process shall be applied to any proposed use that does not clearly fit within the permitted use table in CMC 18.31.120(3) or contains multiple uses, e.g., retail and light manufacturing, processing or assembling, or an accessory use that is more than 25 percent of the floor area of the primary use. This process is not intended to circumvent applying for a zoning code amendment to add a new permitted use. (2) If the Director determines that a use determination process is required, the request for a use determination shall be submitted and a decision issued prior to submittal of the underlying land use application. (3) If a land use application has been submitted, the Director shall issue a land use determination prior to the issuance of application completeness in accordance with CMC 14.35.030. (4) The Director shall require information describing the use or uses on the site, their location, and operational characteristics. The Director may approve, deny, or approve with conditions a land use determination within any Downtown zone based on the following criteria: (a) The primary use is determined by the Director to be reasonably similar and related to one of the permitted use categories in a Downtown zone.

(b) The use is consistent with the zone’s purpose statement and the comprehensive plan policies. (c) The use does not have noxious impacts (excessive noise, odor, vibration, dust, etc.) on other nearby properties and uses. (e) The use will not result in significant transportation impacts that would not be mitigated by the required development standards. (5) Applications for a land use determination shall be subject to review and approval procedures for a Type 2 land use decision process and shall be subject to fees as set forth in the current fee resolution.

18.31.140 Supplemental use standards. (1) Dwelling unit, single-family detached. (a) No new subdivision of land is permitted for single-family homes. New single-family homes are allowed on existing single-family lots. (2) Gasoline stations and battery exchange stations. (a) A gasoline station shall be limited to eight pumps and 16 price gauges to service no more than 16 vehicles simultaneously. (b) A battery exchange station shall provide a minimum of three stacking spaces. (c) Stacking spaces and drive-through facilities shall be designed in accordance with CMC 18.50.080. (d) Any associated materials, equipment storage, outdoor storage tanks, and battery exchange activities shall be within a fully enclosed structure, unless otherwise determined by the Director. (3) Emergency care facilities. (a) In the TC zone, emergency care facilities shall meet the following requirements: (i) Shall not occupy more than four acres for the total of the site development including any planned phases and/or expansions of the emergency care use. (ii) Shall not exceed 50,000 square feet of total building square footage. (iii) Shall not exceed more than two stories or 35 feet whichever is greater, unless the facility is part of a mixed-use building. (4) Light industrial and light manufacturing. (a) All equipment storage, manufacturing activities, and wrecked, dismantled, and/or inoperative vehicles shall be enclosed in a structure or fully screened from public right-of-way with Type I landscaping in accordance with CMC 18.40.040. (5) Medical office/outpatient clinic. (a) Buildings greater than four stories in the TC zone shall provide 80 percent of required parking within a structure. (b) Medical office uses greater than two stories in the TC zone shall have a minimum of 60 percent ground floor retail trade and services when fronting onto 171st Ave. SE, unless otherwise allowed through the development agreement process in Chapter 18.114 CMC. (6) Minor utility facilities. (a) In the TC zone, minor utility facilities shall be located within a fully enclosed structure, unless otherwise determined by the Director. (7) Physical fitness/recreation clubs.

(a) In the TC zone, this use is permitted outright when located within an existing building or located within a new mixed-use development; otherwise, a conditional use is required for a new standalone facility. (8) Recreation, indoor. (a) In the TC zone, this use is permitted outright when located within an existing building or located within a new mixed-use development; otherwise, a conditional use is required for a new standalone facility. (9) Retail trade and services. (a) In the TC and MHO zone, services and operations other than customer parking shall be fully contained within a structure. (b) In the GC zone, all equipment storage, manufacturing activities, and wrecked, dismantled and/or inoperative vehicles shall be enclosed in a structure or fully screened from public right-of-way with Type I landscaping in accordance with CMC 18.40.040. (10) Shooting ranges. (a) Outdoor shooting ranges are not permitted. All shooting range services and operations other than customer and employee parking shall be fully contained within a structure. (b) The shooting range, including its plans, rules, procedures, management and staff, shall comply with the applicable safety guidelines and provisions in the latest edition of “the Range Source Book” (National Rifle Association of America: Fairfax, Virginia) or its successor, as appropriate to the type of facility. (c) Any new development proposal and/or business license application for an indoor shooting range shall be accompanied by a notarized letter by the shooting facility operator that the facility complies with Federal and State regulations, meets commonly accepted shooting facility safety and design practices, and will be operated in a manner that protects the safety of the general public. (11) Self-service storage. (a) Size. The maximum gross floor area of self-service storage use in each development is 100,000 gross square feet, and the maximum ground-floor building footprint is 30,000 gross square feet. (b) Use standards. Self-service storage units shall not be used for: (i) Residences, offices, workshops, studios, hobby, or rehearsal areas. (ii) Manufacturing, fabrication, or processing of goods, or any other industrial activity. (iii) Service or repair of vehicles, engines, appliances, or other electrical equipment. (iv) Garage or estate sales. This does not preclude auctions or sales for the disposition of abandoned or unclaimed property. (v) Storage of flammable or hazardous materials. (vi) The keeping of animals. (c) Indoor operations. All services and operations, including customer and employee parking, shall be fully contained within a structure. No outdoor storage of goods, property, boats, RVs, vehicles, or storage in outdoor storage pods or shipping containers is permitted. (d) Visibility. All storage units shall gain access from the interior of the building(s). No unit doors may face the street or be visible from off the property. Faux doors integrated into the façade for decorative purposes are acceptable. (e) Design standards. The block-frontage, site planning, and building design standards of this chapter apply. (12) Animal care. (a) No burning of refuse or dead animals is allowed.

(b) May only treat domestic animals on premises. See also the animal keeping provisions of Chapter 18.80 CMC. (b) The portion of the building or structure in which animals are kept or treated shall be mechanically ventilated and soundproofed. (d) Prior to issuance of a development permit, documentation shall be provided by a qualified acoustical consultant, for approval by the Community Development Director, verifying that the expected noise to be emanating from the use complies with the standards set forth in WAC 173-60-040 for a Class B source property and a Class A receiving property. (e) Outdoor area standards. (i) All outdoor exercise areas and runs must be fenced for the safe confinement of animals. (ii) A minimum 15- foot Type 1 landscaping must be established along any outside areas used to exercise, walk, or keep animals that abuts a ground floor residential use. (iii) No animal may be outdoors between the hours of 11:00 p.m. and 6:00 a.m except for relieving bodily functions. (13) Live-work. (a) In the TC zone, permitted “work” uses shall be limited to those that include active ground-floor uses oriented to walk-in clientele, and that provide direct services to patrons or clients with or without appointments, goods that are typically consumed on premises or carried away by customers, or services of a personal or recreational nature. Such uses maintain regular business hours.

18.31.145 Special use conditions for MHO zoned properties within the Covington Firs and Covington Township subdivisions. Unless the use can be accommodated within an existing structure, development and/or redevelopment in the Covington Firs and Covington Township subdivisions shall meet the following requirements: (1) The development proposal site shall be a minimum of two acres. (2) The development shall be contiguous to a non-single-family use of two acres or more to be eligible to redevelop to a new use. (3) Successive development cannot isolate existing single-family residential lots less than two acres (as a group) between developments. (4) Development shall be designed to accommodate and enhance street and pedestrian connectively with adjoining neighborhoods, including, but not limited to, extending roadways or pedestrian paths where streets currently dead-end and where there are existing or planned trails or recorded public egress easements.

18.31.150 Density and dimension standards. (1) Table of density and dimension standards, Downtown zones.

Table 18.31.150 Dimensional standards for Downtown zones.

Measure TC MC GC MHO Additional Provisions HEIGHT

Building height, maximum (feet) 55 X 55 X 35 45Y See CMC 18.31.410(2) for sites abutting the without bonus features Downtown boundary.

X The maximum building height in the MHO zone also applies to the first 50 horizontal feet of any TC or MC-zoned property abutting the MHO zone.

Y 35 feet building height limit for single-family detached, duplexes, and townhouses.

Building height, maximum (feet) 85 X 65 X 55 X See 18.31.160 for building height bonus options. with bonus features X In the TC zone, 85 feet or no more than three additional stories; In the MC zone, 65 feet or no more than one additional story; In the GC zone, 55 feet or no more than two additional stories. Additional stories must be no more than 15 feet tall each. DENSITY & MASSING See CMC 18.30.060 through 18.30.090 for density measurement and calculation methods. Residential density, minimum 32 24 24 12 Residential use is not required in the Downtown. (dwelling units/acre) For cottage housing, CMC 18.37.040 shall control. LANDSCAPED AREA Landscaped area, minimum 25% 20% 20% 30% See CMC 18.31.460(3) for landscaped area

50%X standards. X Applies east of Wax Road and south of SE 272nd St. SETBACKS See CMC 18.30.130 through 18.30.200 for measurement of setbacks and allowed projections into the setbacks. Minimum street setback (feet) See Chapter 18.31 CMC, Article 4, for applicable regulations

Minimum interior setback (feet) 0- 0- 0-15X 10Y X See CMC 18.31.410 for applicable interior

15X,Z 15X,Z setbacks.

Y For sites with less than 120 feet of street frontage, the minimum setback is 5 feet.

Z For sites adjacent to the MHO zone, see CMC 18.31.410(5) for transition standards.

Table 18.31.150 Dimensional standards for Downtown zones.

Measure TC MC GC MHO Additional Provisions

Minimum interior setbacks (feet) 10X 10X 10X N/A x For sites with less than 120 feet of street to MHO-zoned property from frontage, the minimum setback is 5 feet. adjoining TC, MC, or GC-zoned property Minimum setbacks to residential 20 feet See CMC 18.31.410(5) for applicable design zones outside the Downtown standards. zone (feet) No setback is required where a zone is separated from another zone by a street.

18.31.160 Maximum building height – Bonus features. Developments in the Downtown zones are eligible to earn bonus building height. The building height incentive is expressed in Table 18.31.160 as additional bonus floors or stories earned by any combination of the listed bonus features provided. For 0.5-story bonuses, two such bonus features are needed to gain an additional floor in building height.

Table 18.31.160 Building height bonus options for Downtown zones. Building Height Bonus Description, Additional Requirements and Bonus Feature (stories) Limitations

Significant Public Plaza or Public 2.0 (a) Permitted only in the TC zone at the discretion of Common Space the Director. (b) Location and design shall be consistent with the Comprehensive Plan and complimentary to any planned public plaza, park, or civic development. (c) Shall be a minimum of 4% of the gross floor area of the development and no less than 1,000 square feet. (d) The plaza or public common space shall integrate a decorative water feature equivalent to at least 0.5% of project construction cost. This bonus shall be in addition to the minimum public space requirement in CMC 18.31.420.

Other Public Plaza or Public Common 1.0 (a) Location and design shall be consistent with the Area Comprehensive Plan and any planned public plaza, park, or civic development. (b) Shall be a minimum of 2% of the gross floor area of the development and no less than 500 square feet. (c) This bonus shall be in addition to the minimum public space requirement in CMC 18.31.420.

LEED Platinum Certification 1.0 (a) As certified by the USGBC. (b) Applicant is responsible for providing LEED pre-certification submittal documentation and annotated checklist to the City. City will review documentation at the applicant’s expense. (c) An alternative but equivalent green building rating system and certification level may be substituted for LEED Platinum. (d) Any approvals shall be a condition of approval and applied to any subsequent building permit for the development.

LEED Gold Certification 0.5 (a) As certified by the USGBC. (b) Applicant is responsible for providing LEED pre-certification submittal documentation and

Table 18.31.160 Building height bonus options for Downtown zones. Building Height Bonus Description, Additional Requirements and Bonus Feature (stories) Limitations annotated checklist to the City. City will review documentation at the applicant’s expense. (c) An alternative but equivalent green building rating system and certification level may be substituted for LEED Gold. (d) Any approvals shall be a condition of approval and applied to any subsequent building permit for the development.

Exterior Art Element 0.5 (a) Exterior art element shall be equivalent to at least 1% of the total value of the project’s construction cost. Such elements include but are not limited to sculptures, bas-reliefs, metal work, and murals. (b) Documentation shall be provided verifying the construction value and the value of the art as appraised by an art appraiser. (c) Art elements shall be visible to the public at all times and will be reviewed and approved by an arts body designated by the City.

Public Meeting Room 0.5 (a) Permitted in the TC zone only. (b) A room or rooms available to the community for meetings and events. The size shall be a minimum of 1,000 square feet, with windows on at least one side and shall be directly accessible from the outside or by a controlled lobby that allows public access. (c) There shall be no fees imposed on user groups.

ARTICLE 3 - STREET TYPES AND CIRCULATION

Article Contents 18.31.200 Article introduction. 18.31.210 Purpose. 18.31.220 Downtown streets, through-block connections, and trails. 18.31.230 Maximum block lengths. 18.31.240 Street types and standards. 18.31.250 Through-block connections design standards.

18.31.200 Article introduction. This article contains the following standards for block sizes, streets, through-block connections, and trails: (1) Purpose statements to explain the reason for this article and to guide decisions on departures. (2) Regulations on when new streets, trails, and through-block connections are required to be provided by private development. A map is included of the current and future Downtown streets, trails, and through-block connections. (3) Standards for maximum block size and length. (4) Design standards for each Downtown street type. (5) Design standards for through-block connections. (6) Standards for trails.

18.31.210 Purpose. The purpose of this article is to: (1) Expand and enhance Downtown Covington’s circulation network and streetscape design that support the envisioned pedestrian-oriented mixed-use development within Downtown. (2) Ensure connectivity and promote increased pedestrian and bicycling use within and through Downtown. (3) Clarify the nature, extent, and location of required street improvements, dependent on their streetscape classification. (4) Identify existing and planned regional and city trails.

18.31.220 Downtown streets, through-block connections, and trails. (1) Introduction. Street, trail, and through-block connection standards are established in this Chapter to enhance Downtown’s circulation network and support the envisioned development within Downtown. Required streets, trails, and through-block connections shall be built by developers as development occurs. The applicant shall comply with the provisions of this chapter and install all improvements consistent with the City’s Design and Construction Standards (Chapter 12.60 CMC) along the frontage of each street, trail, or through-block connection that abuts and traverses the applicable site. (2) Applicability. Streets, trails, and through-block connections are required: (a) To , trails, and through-block connections identified in Figure CMC 18.31.220. Specific alignments for new, widened, or extended streets, trails, and through-block connections will be determined during the development review process for applicable sites. (b) When necessary to comply with maximum block length requirements in CMC 18.31.230. (3) Authority to require dedication. If a right-of-way abutting the applicable site has inadequate width based on the requirements of this Chapter and the provisions of Chapter 12.60 CMC, the applicant shall dedicate a portion of the subject property for the required right-of-way widening. In some instances, due to road alignment needs, more right-of way may be required from one side of a street than the other.

(4) Map. The map below identifies street types for existing and planned streets, trails, and through-block connections. The following sections provide standards for how these elements are improved in conjunction with future development or a City-initiated project.

Figure 18.31.220 Downtown street types for existing and planned streets, trails, and through-block connections.

(5) Note that this street type map is different than the block-frontages designation map in CMC 18.31.310. The street type designations and standards regulate the design of the roadway, , and planting strips within the right-of-way. Block-frontage designations and standards set forth in in Chapter 18.31 CMC, Article 4, regulate the development frontages, which includes the building and associated site development that occurs within the property boundary.

18.31.230 Maximum block lengths. (1) Purpose. (a) To enhance the character and livability of Downtown. (b) To encourage compact and walkable development. (c) To increase the convenience and enjoyment of walking and rolling in Downtown. (2) Standards. New development on large sites shall be designed to facilitate good pedestrian and vehicular circulation. Specifically, blocks shall be designed to provide publicly accessible pedestrian and/or vehicular connections at intervals no greater than indicated in Table 18.31.250 by zone. (a) Vehicular connections shall be designed as a Type I or II street as set forth in CMC 18.31.240 or as a Woonerf (curbless shared street) per CMC 18.31.250(4). (b) Pedestrian connections shall be designed to comply with one of the three types of through-block connections set forth in CMC 18.31.250.

Table 18.31.230 Maximum block face and perimeter length

Zone Maximum block face length (feet) Maximum block perimeter (feet)

TC 300 1,000

MC 500 1,800

GC n/a n/a

MHO 500 1,800

Table 18.31.230 Maximum block dimensions example Each block face A, B, C, and D must meet the maximum block face length standard. The maximum block perimeter is determined by the cumulative block face lengths (A+B+C+D). Before

After

(3) Exceptions. (a) Developments that complete required planned streets and/or through-block connections (delineated in Figure CMC 18.31.220) on the subject property are exempt from these regulations unless the balance of the site exceeds the standards set forth above. (4) Departures. (a) The Director may approve a departure from the dimensional standards set forth in Table 18.31.230 by up to 25-percent, or adjust the type and design of vehicular and/or pedestrian connection provided the design meets the Comprehensive Plan’s goals and policies. For example, to compensate for larger block sizes, the quality of on-site pedestrian connections should exceed the minimum requirements. (b) The Director may approve a departure from the dimensional standards set forth in Table 18.31.230 where topography, right-of-way, uses that require large site/building footprints, existing construction or physical conditions, or other geographic conditions prevent compliance or impose an unusual hardship on the applicant, provided the proposed design maximizes pedestrian and vehicular connectivity on the site given the constraints.

18.31.240 Street types and standards. (1) Applicability. The provisions of this section are applied differently for existing and new streets: (a) These standards shall be considered in combination with the City of Covington Design and Construction Standards (as adopted and amended pursuant to Chapter 12.60 CMC), which provide minimum standards for street and storm drainage elements. Where the street type standards in this Chapter include design elements that conflict with the Design and Constructions Standards, the provisions of this Chapter shall apply, unless otherwise determined by the Director in consultation with the Public Works Director. (b) Existing and new streets. All improvements illustrated in the applicable street cross-section apply to new development or publicly initiated street improvements. For existing streets with a nonconforming design, this may include both roadway (e.g., adding a parking ) and sidewalk improvements. For half-streets, refer to the City of Covington Design and Construction Standards section 2.04. (c) Where a street type is not designated in CMC 18.31.220, the Director shall have the authority to determine the street type designation or alternative street design based on the existing or planned function and context of the street, applicable zoning designation, and block-frontage designation. (2) Design departures. Adjustments to the street type standards in subsections (4-8) below may be approved by the Director as a departure, per CMC 18.31.040, provided the design meets the goals and policies of the Comprehensive Plan for a pedestrian-oriented circulation system and built environment. See also section 1.08 of Covington’s Design and Construction Standards, as amended. (3) Interpretation of street type standards in subsections (4-8) below. The following interpretations apply to the various street elements referenced in the street type standards: (a) Sidewalks. Refers to minimum width of sidewalks. (b) Curb cuts. Refers to the standards for curb cuts and driveways. (c) Curb bulbs. Refers to the standards for curb bulbs that facilitate pedestrian crossings. (d) Amenity area. Contains vegetation, pedestrian amenities, utilities, LID BMPs, such as bioretention, and other roadside infrastructure. Street trees must be included according to the installation standards and requirements in the Covington engineering design standards. When included, are part of the landscaped area width. (e) Bike facilities. Refers to required bike facility type and width. (f) Trees. Refers to required street tree spacing. (g) Roadway. Refers to number of vehicular travel . (h) Median/turning lane. Refers to options and requirements for landscaped medians and center left-turn lanes or left-turn pockets. (i) Parking. Refers to options and requirements for on-street parking.

(4) Type I streets. (a) Introduction. These streets are intended to function as the “primary pedestrian street” in terms of the building-street relationship and the high degree to which pedestrian comfort and safety are addressed through streetscape design and minimization of vehicle-pedestrian conflict points. Although vehicular traffic is not excluded, its movement should be slow and “calmed” through devices such as curb bulbs, on- street parking, and frequent crossings. Sidewalks should be very wide, street trees and understory vegetation should be plentiful, and pedestrian-scaled lighting and abundant street furnishings should be incorporated.

Figure 18.31.240(3) Typical cross-section for Type I streets.

(b) Standards.

Table 18.31.240(3) Standards for Type I streets. Element Standard Sidewalks Sidewalks shall be separated from the roadway by a minimum 5 feet wide amenity area behind the curb for plantings and furnishings, and shall provide a minimum 9 feet wide clear passageway for walking. Wider sidewalks, extending on to private property, are encouraged to allow for café seating. Curb cuts To ensure smoother, more organized traffic movements and less disruption of pedestrian movement, curb cuts shall: • Be no more than 30 feet wide. • Be a minimum of 200 feet apart from any other curb cut or street intersection; provided, access to a property shall not be precluded. • Not interrupt the paving material or grade of the sidewalk. The sidewalk paving should be continuous. Curb bulbs Required at intersections where on-street parking is integrated. Amenity area Special pedestrian-oriented lighting and furnishings are required within the amenity area. Bike facilities None required, except where designated by the Comprehensive Plan Transportation Element. If provided, protected bike lanes with buffers from parking and travel lanes are encouraged. Trees Trees shall be planted within the street right-of-way or utility easement at the rate of one tree every 25 feet of street frontage. Exception: Trees may be spaced at irregular intervals to accommodate sight distance requirements for driveways and intersections. Trees shall be a species approved by the City and compatible with overhead utility lines, if present. Roadway The roadway shall consist of one travel lane in each direction. Median/turning Turn lanes shall only be included where the Director determines they are necessary for lane vehicular circulation. The turn lane shall be limited to the length necessary to accommodate planned turning movements. Where the turn lane is not warranted, planted medians are encouraged. Parking A parking lane shall be incorporated on both sides of the street. The Director may waive this requirement where on-street parking is not appropriate based on the block-frontage designation, planned ground floor building use, or where a is planned.

(5) Type II streets. (a) Introduction. These street types support pedestrian, transit, and bicycle circulation while also fully accommodating vehicles. Some devices may be used and speed limits should be relatively low. These streets should have one travel lane in each direction, with turning pockets at intersections. On- street parking should be present where there are commercial uses. Sidewalks should be moderate in width and contain street trees between the curb and clear walking zone. Pedestrian-scale lighting should also be present.

Figure 18.31.240(4) Typical cross-section for Type II streets.

(b) Standards.

Table 18.31.240(4) Standards for Type II streets. Element Standard Sidewalks Sidewalks shall accommodate a minimum 5 feet wide zone behind the curb for plantings and furnishings and a minimum 8 feet wide clear passageway for walking. Curb cuts To ensure smoother, more organized traffic movements and less disruption of pedestrian movement, curb cuts shall: • Be no more than 30 feet wide. • Be spaced a minimum of 200 feet apart from another curb cut or street intersection; provided, access to a property shall not be precluded. • Not interrupt the paving material or grade of the sidewalk. The sidewalk paving shall be continuous. Curb bulbs Curb bulbs at intersections are required where on-street parking is integrated. Amenity area Sidewalk lighting and furnishings are required within the amenity zone. Bike facilities A minimum 5-foot bicycle lane shall be included on both sides of street where designated in the Comprehensive Plan Transportation Element or as determined by the Director of Public Works. Protected bike lanes with buffers from parking and travel lanes are encouraged. Trees Trees should be planted within the street right-of-way or utility easement at the rate of one tree every 25 feet of street frontage. Trees may be spaced at irregular intervals to accommodate sight distance requirements for driveways and intersections. Trees shall be a species approved by the City and compatible with overhead utility lines, if present. Roadway The roadway should consist of one travel lane in each direction. Median/turning The roadway shall include a landscaped median and shall include a center turn lane where lane warranted to allow for left turn movements as determined by the Director of Public Works. The Director may determine a turn lane is not appropriate based on factors such as traffic volumes, safety, and number of driveways. Parking A parking lane shall be incorporated on both sides of the street. The Director may waive this requirement where on-street parking is not appropriate based on the block-frontage designation, planned ground floor building use, or where a bike lane is planned.

(6) Type III streets. (a) Introduction. This type of street is intended to emphasize landscaping and low impact development features such as vegetated swales, rain gardens, native landscaping species, stands of mature trees, and retention of other natural elements of a site.

Figure 18.31.240(5) Typical cross-section for Type III streets.

(b) Standards.

Table 18.31.240(5) Standards for Type III streets. Element Standard Sidewalks Sidewalks shall accommodate a minimum 8 feet wide clear passageway for walking. On the south side of Wax Road, the sidewalk shall meander to create a “park-like” setting (see example photo below), except when adjacent to a building meeting the standards of a Storefront block-frontage.

Curb cuts To ensure smoother, more organized traffic movements and less disruption of pedestrian movement, curb cuts shall: • Be no more than 30 feet wide. • Be spaced a minimum of 300 feet apart from another curb cut or street intersection; provided, access to a property shall not be precluded. • Not interrupt the paving material or grade of the sidewalk. The sidewalk paving shall be continuous Curb bulbs Curb bulbs at intersections are required where on-street parking is integrated. Amenity area The amenity area shall consist of a minimum 7 feet zone behind the curb. Sidewalk lighting and furnishings are required within the amenity area. Improvements should include LID components such as drainage swales, rain gardens, etc. to address storm water infiltration, consistent with Chapter 13.25 CMC. On the south side of Wax Road, the amenity area shall be considered combined with the sidewalk for a total 15 feet wide zone. See the sidewalk standard above. Bike facilities Bicycle facilities are required where designated by the Comprehensive Plan Transportation Element, and may be provided in several ways, as long as the facility design is consistent along the length of the street. Options include: • A minimum 5 feet wide bicycle lane on both sides of the street. Protected bike lanes with buffers from parking and travel lanes are encouraged. • A minimum 12 feet wide, two-way protected bicycle lane (with a buffer from parking and travel lanes) on one side of the street.

Table 18.31.240(5) Standards for Type III streets. Element Standard • A minimum 14 feet wide multi-purpose pathway (shared with pedestrians) on one or both sides of the street. Trees Stands of healthy, mature trees, and other natural elements shall be retained whenever possible within the 15 foot amenity area. New trees should be planted within the street right- of-way or utility easement at the rate of one tree every 25 feet of street frontage. Trees may be spaced at irregular intervals to accommodate sight distance requirements for driveways and intersections. Trees shall be a species approved by the City and compatible with overhead utility lines, if present. Roadway The roadway should consist of one travel lane in each direction. Appropriate transitions in lane configuration may be necessary north of SE 275th Street to accommodate vehicle movement at intersections. Median/turning The roadway shall include a landscaped median, which may optionally include a center turn lane lane. The center turn lane shall be occupied by a landscaped median except where the Director determines a turn lane is not appropriate based on factors such as traffic volumes, safety, and number of driveways. Parking A parking lane shall be incorporated on both sides of the street. The Director may waive this requirement where on-street parking is not appropriate based on the bicycle facilities, block- frontage designation, and/or planned ground floor building use.

(c) Wax Road widening. The ultimate right-of way width along Wax Road south of State Route 516 is a 90 feet wide section consistent with its classification as a Type III street. Consistent with CMC 18.31.220(3), right- of-way dedication is required as follows: (i) Between State Route 516 and SE 275th Street, new development on the east side of Wax Road shall dedicate 30 feet of property to the City. (ii) Between SE 275th Street and Covington Way SE, new development on both sides of Wax Road shall dedicate 15 feet of property to the City.

(7) Type IV Street. (a) Introduction. This street type refers to 272nd Street/State Highway 516. These street segments support pedestrian, transit, and bicycle circulation while also fully accommodating vehicles. These streets may have two travel lanes in each direction, with turning pockets at intersections. Sidewalks should be moderate in width and contain street trees between the curb and clear walking zone. Pedestrian-scale lighting should also be present.

Figure 18.31.240(7) Typical cross-sections for Type IV streets. West of Wax Road

East of Wax Road

(b) Standards.

Table 18.31.240(6) Standards for Type IV streets. Element Standard Sidewalks West of Wax Road, sidewalks shall consist of a minimum 12 feet wide multi-purpose pathway for walking and bicycling. East of Wax Road, sidewalks shall consist of a minimum 8 feet wide clear passageway for walking. Alternatively, a minimum 14 feet wide multi-purpose pathway on one or both sides of the street. Curb cuts To ensure smoother, more organized traffic movements and less disruption of pedestrian movement, curb cuts shall: • Be no more than 30 feet wide. • Not allow additional curb cuts. Consolidation of curb cuts shall take place where possible and access should be off secondary streets where possible. This shall not preclude access to a property, however. • Not interrupt the paving material or grade of the sidewalk. The sidewalk paving shall be continuous. Curb bulbs Not required. Amenity area West of Wax Road, the amenity area shall consist of a minimum 8 feet zone behind the curb. Street trees and landscaping shall be arranged to create a significant visual buffer from the roadway. Sidewalk lighting and furnishings are required within the amenity area. East of Wax Road, the amenity area shall consist of a minimum 5.5 feet wide zone behind the curb. Sidewalk lighting and furnishings are required within the amenity area. Bike facilities West of Wax Road, sidewalks shall consist of a minimum 12 feet wide multi-purpose pathway for walking and bicycling. East of Wax Road, a minimum 5 feet wide bicycle lane shall be included on both sides of the street where designated in the Comprehensive Plan Transportation Element or as determined by the Director of Public Works. Protected bike lanes with buffers from parking and travel lanes are encouraged. Alternatively, a minimum 14 feet wide multi-purpose pathway on one or both sides of the street. Trees Trees should be planted within the street right-of-way or utility easement at the rate of one tree every 25 feet of street frontage. Trees may be spaced at irregular intervals to accommodate sight distance requirements for driveways and intersections. Trees shall be a species approved by the City and compatible with overhead utility lines, if present. Roadway West of Wax Road, the roadway should consist of three travel lanes in each direction, with the outer lanes restricted to business access and transit (BAT) use. East of Wax Road, the roadway should consist of two travel lanes in each direction. Median/turning Where left turn movements need to be specifically accommodated, planted medians with turn lane pockets are encouraged rather than a continuous center turn lane. Parking Not allowed.

(8) Alley design. (a) Applicability: The traditional alley is a design option to help serve service and access elements for new development. (b) Minimum 28 feet wide minimum public access easement. (c) Minimum 24 feet wide pavement and travel way featuring asphalt, concrete, unit paving, or other similar decorative and durable surface material. (d) Refer to the Covington Design and Construction Standards for other requirements.

Figure 18.31.240(7) Cross-section of minimum standards for an alley.

18.31.250 Through-block connections design standards. (1) Purpose. (a) To increase the connectivity and enhance the pedestrian environment in Downtown. (b) To increase the convenience and enjoyment of walking and rolling in Downtown by reducing the distance needed to travel between Downtown destinations. (c) To improve the vitality and appearance of the Downtown shopping environment. (2) Applicability. Through-block connections are required to be provided when development occurs on applicable sites (see the map in CMC 18.31.220). Through-block connections may also be provided voluntarily by any development on other sites. (3) Through-block connections shall be designed as a Woonerf, Landscape Passageway, or Downtown Passageway. Design standards for each option are listed in subsections (4-6 below). The following general standards apply to all through-block connections: (a) A combination of connection types may be used for each connection. (b) Adjustments to the standards may be approved by the Director as a DEPARTURE per CMC 18 31.040, provided the design: (i) Creates a safe and welcoming pedestrian-route. (ii) Provides an effective transition between the connection and adjacent uses and buildings (e.g., enhances privacy to any adjacent ground-floor residential units). (iii) Functions as a design amenity to the development. (c) Buildings may project or cantilever into minimum required easement areas on building levels above the connection provided all other standards are met. (4) Woonerf design. A woonerf is a Dutch term for a “living street” that intends to function primarily as living space for residents, children, and community members and secondarily for vehicle movement. The woonerf design may apply to any through-block connection that functions as a publicly accessible connection from one street to another within Downtown. The standards for woonerf design are as follows: (a) 40 feet wide minimum public access easement. Note that a portion of this easement could be occupied by private space as set forth in subsection (c) below. (b) 20 feet wide two-way shared travel lane featuring concrete paving, unit paving, or other similar decorative and durable surface material. No curbing separates walkways from travel lanes, and the walkways and travel lanes are built at the same level. Pervious paving is permitted. Asphalt is prohibited. (c) 10 feet minimum landscaping/pedestrian-amenity area. The mix of landscaping to pedestrian-amenity space depends on the nature of adjacent uses. For residential uses, a combination of landscaping and private entry walks, patios, and elevated stoops may be integrated into the area, provided the space complies with the ground floor residential frontage standards per CMC 18.31.370. For non-residential uses, a mixture of pedestrian-oriented spaces, entry walks, and landscaping are appropriate. Specifically, at least 50 percent of the area shall be comprised of entry walks (walkway accessing building entry) or designed to comply with public space standards (except for minimum 15-foot dimensional requirement) as set forth in CMC 18.31.420(4).

Figure 18.31.260(4)(a) Woonerf examples.

Bottom image courtesy of eya.com

(d) Where such through-block connection is integrated along the edge of a development, a minimum easement of 20 feet is required for the shared travel lane. (e) Buildings adjacent to woonerfs are subject to the Woonerf, Landscaped Passageway, and Trail block- frontage standards in CMC 18.31.355.

Figure 18.31.260(4)(a) Cross-section of minimum standards for a woonerf.

Figure 18.31.260(4)(b) Cross-section of minimum standards for a woonerf design through-block connection when developed along the edge of development site.

The top image illustrates a scenario where a new development includes a required access-corridor on the edge of the development site abutting an existing development. In this scenario, a minimum 20-foot easement shall be required and include a shared lane. The shared-lane shall be designed to allow a future connection to the adjacent site. The bottom image illustrates a second phase where the adjacent property is redeveloped. An additional 20-foot easement will be required plus a connection shall be added (where necessary to provide access for on-site parking), but the remaining area shall be designed as a landscaped/pedestrian-amenity area.

(5) Landscaped passageway design. The landscaped passageway design may apply to any through-block connection that functions as a publicly accessible connection between streets through a development. The standards for a landscaped passageway design are as follows: (a) 30 feet wide minimum public access easement. Note that a portion of this easement could be occupied by private space as set forth in subsection (c) below. (b) 10 to 16 feet wide pedestrian walkway depending on adjacent ground floor use. Ten feet paths are appropriate in a residential context, whereas a 12-16 feet wide path shall be provided when adjacent to commercial ground floor uses. (c) Seven feet wide minimum landscaping/pedestrian-amenity area. The mix of landscaping to pedestrian- amenity space depends on the nature of adjacent uses. For residential uses, a combination of landscaping and private entry walks, patios, and elevated stoops may be integrated into the area, provided the space complies with the ground floor residential frontage standards per CMC 18.31.370. For non-residential uses, a mixture of pedestrian-oriented spaces, entry walks, and landscaping are appropriate. At least 50 percent of the landscaping within the space shall meet Type III Landscaping provisions per CMC 18.40.040. (d) Where such through-block connection is integrated along the edge of a development, a minimum easement of 15 feet is required for the subject walking path and landscaping. Adjustments to the walking path and landscaping widths and configurations are allowed, provided the design effectively balances the following objectives: (i) Create a safe and welcoming pedestrian-route. (ii) Provides an effective transition between the walking path and adjacent uses (e.g., enhances privacy to any adjacent ground-floor residential units). (iii) Functions as a design amenity to the development. (e) Buildings adjacent to landscaped passageways are subject to the Woonerf, Landscaped Passageway, and Trail block-frontage standards in CMC 18.31.355.

Figure 18.31.260(5) Example landscaped passageway cross-section and examples.

(6) Downtown passageway design. The downtown passageway design may apply to any through-block connection adjacent to active ground-level uses (see qualifying uses in CMC 18.31.360). The standards for a downtown passageway design are as follows: (a) 12 feet minimum public access easement. (b) Where a downtown passageway design is integrated along the edge of a development, a minimum easement of 15 feet is required for the subject walking path and landscaping. (c) Buildings adjacent to downtown passageways are subject to block-frontage standards in CMC 18.31.360.

Figure 18.31.260(6) Downtown passageway examples.

18.31.260 Trail design standards. (1) Purpose. (a) To increase the connectivity and enhance the pedestrian environment in Downtown. (b) To enhance recreational opportunities and access to nature. (c) To expand citywide and regional active transportation connections. (2) Trail design standards for Soos Creek Trail, Jenkins Creek Trail, and SR 18 Trail. (a) These trails are designated by the City of Covington and King County as Signature Trails that connect communities and neighborhoods. (b) Developments on applicable sites (see the map in CMC 18.31.220) shall provide for Signature Trails. Refer to CMC 18.35.170 for trail dedication requirements and CMC 18.50.150 for trail segment improvement and connection standards. Both tract dedications and public access easements are acceptable methods to provide trail corridors, with easements preferred for trails in critical areas. (c) See section 3.08 of the Covington Design and Construction Standards for further guidance on the development of trails. (d) Developments built in conjunction with a new trail are subject to Woonerf, Landscaped Passageway, and Trail frontage standards of CMC 18.31.355.

ARTICLE 4 - DESIGN STANDARDS – BLOCK-FRONTAGES

Article Contents 18.31.300 Article introduction. 18.31.305 Purpose. 18.31.310 Block-frontage designation map. 18.31.315 About the transparency standards. 18.31.320 Storefront block-frontage standards. 18.31.330 Landscaped block-frontage standards. 18.31.340 Mixed block-frontage standards. 18.31.345 Gateway block-frontage standards. 18.31.350 Basic streets (with no designated block-frontage). 18.31.355 Woonerf, Landscaped Passageway, and Trail block-frontage standards. 18.31.360 Downtown Passageway block-frontage standards. 18.31.370 Ground-floor residential frontage standards. 18.31.375 Where properties front onto multiple streets. 18.31.380 Where properties have multiple designations along one frontage. 18.31.385 High-visibility street corners.

18.31.300 Article introduction. This article contains the following sections for block-frontage designations on streets, trails, and mid-block connections, ground-floor design, and high-visibility street corners: (1) Purpose statements to explain the reason for this article and to guide decisions on departures. (2) The block-front designation map for Downtown. (3) Details on how to apply the transparency requirements contained in the block-frontage standards. (4) Separate sections for each block-frontage designation, with standards for ground floor use, building location and setbacks, entry location, transparency, parking location, weather protection, and other requirements. (5) Special standards for ground-floor residential uses. (6) Requirements on how to apply the block-frontage standards in unusual situations. (7) Standards for high-visibility street corners.

18.31.305 Purpose. (1) To design sites and orient buildings with an emphasis on compatible development and creating a comfortable walking environment. (2) To provide standards that recognize the need for a system of pedestrian-oriented block-frontages.

Table 18.31.305 Summary of key block-frontage types.

Block-Frontage Type Details

• No new ground-level parking adjacent to the street. • Special transparency, weather protection, and entry

requirements. • Minimum commercial space height and depth. • No ground floor residential uses except for live/work units on select Storefront designated Storefront blocks where the storefront space meets height and depth standards.

• Ground-level parking shall not be visible from the

street. é • Landscaping to soften façades of non-storefronts Storefront or Landscape Frontages allowed and buffer parking areas. Mixed ê • Minimum façade transparency requirements per use and setback.

• Ground-level parking shall not be visible from the street.

• Landscaping to soften façades and buffer parking areas. • Minimum façade transparency requirements per use and setback. Landscaped

• Focus buildings and pedestrian orientation at

intersections (applying the Mixed block-frontage standards). • Allow site planning flexibility for the mid-block

Gateway areas between the intersections (applying the Basic block-frontage standards for these areas).

• Landscaping to soften façades of non-storefronts and buffer parking areas. é • Minimum façade transparency requirements per use Storefront or Landscape Frontages allowed

Basic and setback.

18.31.310 Block-frontage designation map.

(1) Application of map and block-frontage regulations. New development fronting on all streets in Downtown is subject to applicable regulations in Article 4 based on the block-frontage designation of the street. (2) Explanation of difference between block-frontage designation map and street types designation map. The block-frontage designation map is different than the street types designation map in CMC 18.31.220. Block- frontage designations and standards regulate the development frontages, which includes the building and associated site development that occurs within the property boundary. The street type designations and standards set forth in Chapter 18.31 CMC, Article 3, regulate the design of the roadway, sidewalks, and planting strips within the right-of-way. (3) Sites with proposed new streets with Storefront and/or Mixed block-frontage designations. New development shall integrate no less than 75-percent of the length of applicable Storefront and/or Mixed block- frontages designated in Figure 18.31.310. The alignment of Storefront and Mixed block-frontages may be adjusted during the development review process, provided the configuration meets the goals and policies of the Covington Downtown Plan and Zoning Study. For example, if a site includes approximately 100-lineal feet of a Storefront designated block-frontage and 200-lineal feet of Mixed block-frontage, the new development shall integrate at least 75-lineal feet of primary block-frontage compliant development and at least 150-lineal feet of secondary block-frontage compliant development. Developments may exceed the amount Storefront and/or Mixed block-frontages designated in Figure 18.31.310. (4) New streets without any proposed block-frontage designations. New development that proposes new internal streets to help comply with maximum block length standards in CMC 18.31.320 shall designate those streets in accordance with this section. (a) The required block-frontage mix by zone, calculated by linear feet, is the following: (i) TC zone: At least 70 percent shall be designated as Storefront or Mixed. The balance may be Basic. (ii) MC zone: At least 50 percent shall be designated as Storefront or Mixed. The balance may be Basic. (iii) GC and MHO zones: New streets may be designated with any combination of Storefront, Mixed, Landscaped, Gateway, or Basic block-frontage designations. (b) Recording. Block-frontage designations shall be recorded on the plat. (5) Map updates. An updated map will be maintained by the Director and kept on file, and any amendments will then be brought for annual or bi-annual code updates. (6) Undesignated streets. If a street on the map is not designated as Storefront, Mixed, Landscaped, or Gateway block-frontage, then it is automatically classified as a “Basic” block-frontage. See section CMC 18.31.350 for applicable standards.

Figure 18.31.310 Block-frontage designation map.

18.31.315 About the transparency standards. All block-frontage designations contain distinct minimum façade transparency standards. The purpose of these standards is to help maintain visibility for public safety, create welcoming pedestrian-oriented streets, and facilitate a viable and attractive business environment. Table 18.31.315 below includes details in how transparency standards are measured.

Figure 18.31.315 Explanation of transparency standards. Transparency Zones by Building and Frontage Type

Storefront Ground floor non-residential and Residential buildings and non-storefront residential portions of mixed-use buildings

The transparency zone is on the ground floor between 30 inches and The transparency zone is between 30 All vertical surfaces of the façade are 10 feet above sidewalk grade inches and 8 feet above grade used in the calculations

Other Transparency Provisions Windows shall be transparent Ground level window area for storefronts and other non-residential uses that is mirrored, reflectively, darkly tinted, covered, frosted, or perforated in any manner that obscures visibility into the building shall not count as transparent window area. Exception: Window signs conforming with CMC 18.55.260 may be counted as transparent Unacceptable: Frosted glass Unacceptable: Window sign covering window area provided the areas obscuring view into storefront. transparency zone. generally around the sign are transparent.

Figure 18.31.315 Explanation of transparency standards. Display windows Display windows may be used for up to 50 percent of non-residential transparency requirements provided they are at least 30 inches deep and allow changeable displays. Tack-on display cases as in the right example do not qualify as transparent window area. Acceptable: Integrated display Unacceptable: Tack-on display cases. windows.

Structured parking facilities Where structured parking facilities occupy a portion of the façade, any openings simulating windows may be used to help comply with transparency requirements.

Parking garage with windows Parking garage without windows.

18.31.320 Storefront block-frontage standards. (1) Purpose. Storefront block-frontages are located in the most vibrant and active shopping and dining areas within Downtown. Blocks designated as Storefront block-frontages include continuous storefronts placed along the sidewalk edge with small scale shops and many business entries.

Figure 18.31.320 Storefront block-frontages vision and key standards

(2) Standards. All development on sites with a Storefront block-frontage designation shall comply with the standards in Table 18.31.320(2) below:

Table 18.31.320(2) Storefront block-frontage standards

The Ü symbol refers to DEPARTURE opportunities in CMC 18.31.320(4) below.

Additional Provisions & Element Standards Examples

Ground-level

Land use CMC 18.31.120 sets forth the basic Lobbies and accessory-uses permitted uses in Downtown zones. associated with upper-floor However, only the uses listed below are hotel/motel, business service, and permitted in the ground floor level of multifamily residential uses are buildings on Storefront block-frontages: allowed provided they are limited to • Personal services use 33% of all Storefront block- frontages (measured separately for • Eating and drinking establishment each block). • Artisan manufacturing • Recreation, culture & entertainment • Retail uses • Live-work (interior space shall meet the dimensional standards of this section)

Floor to ceiling height 13 feet minimum Applies to the area within the minimum retail space depth.

Retail space depth 30 feet minimum Ü Applies to the entire width of the retail space

Building placement Buildings shall be placed at the back edge of the required sidewalk. Additional setbacks may be allowed for a wider sidewalk than the minimum required by the applicable Street Type or public space [CMC 18.31.420(3)(b)].

Building entrances Primary building entrances shall face the street. For corner buildings, primary entrances for ground-level uses may face either street or the street corner. Corner storefront building example.

Façade transparency At least 70% of the transparency area. Ü See CMC 18.31.315 for additional clarification on transparency standards.

Weather protection Weather protection over the sidewalk is • Any canopy or awning over a required along at least 80% of the public sidewalk should be a building’s façade, and it shall be a permanent architectural element.

Table 18.31.320(2) Storefront block-frontage standards

The Ü symbol refers to DEPARTURE opportunities in CMC 18.31.320(4) below.

Additional Provisions & Element Standards Examples

minimum of 6 feet deep (drip lines shall • The building’s architectural be at least that far from the face of the details should not be concealed building). Weather protection is by awnings or canopies. encouraged to be continuous. Ü • Awning shapes should relate to Weather protection shall have 10 feet to the shape of the façade’s 15 feet of vertical clearance. architectural elements. Weather protection shall not interfere • Vinyl or plastic awnings or with street trees, utility poles, street canopies are prohibited. signs, or extend beyond the edge of the • Transparent canopies and under- sidewalk. canopy signs and lighting are encouraged.

Parking location New ground-level (surface or structured) parking adjacent to the street is prohibited, including parking lot and garage entries and driveways. Parking may be placed below, above, and/or behind storefronts.

Upper floor façade step-backs See subsection (3) below for standards.

(3) Upper floor façade step-backs. (a) On sites with a Storefront block-frontage designation, a minimum 10 feet upper floor façade step-back is required for 100 percent of the length of all floors above the third story. DEPARTURE: See subsection (4). (b) To facilitate interesting building massing and improve space functionality of the step-back area, the total length of the require upper floor step-back may be reduced to 75 percent of the full length of the upper story façade, provided the remaining amount is applied elsewhere. For example, on a building 120 feet long, the third floor may have a step-back that is 90 feet long, and the fourth floor has a step-back that is 30 feet long.

(c) Step-back areas shall be accessible and designed as common private residential amenity space(s) meeting the standards of CMC 18.31.425 or an outdoor dining area meeting the standards of 18.31.420. Mechanical and service functions are prohibited in the required step-back areas.

Figure 18.31.320 Upper floor façade step-back examples.

The buildings in Images A and B include upper level step-backs above the third floor on key street frontages.

(4) DEPARTURE criteria. Departures from the storefront block-frontage standards in Table 18.31.320(2) that feature the Ü symbol will be considered per CMC 18.31.040 provided the alternative proposal meets the purpose of the standards and the following criteria:

(a) Retail space depth. Reduced depths will be considered where the applicant can successfully demonstrate the proposed alternative design and configuration of the space is viable for a variety of permitted retail uses. (b) Façade transparency. Departures for façade transparency in the transparency area may be reduced to a minimum of 40-percent if the façade design between ground-level windows provides visual interest to the pedestrian and mitigates the impacts of blank walls. (c) Weather-protection. (i) Weather-protection elements may be reduced in length to no less than 50-percent along building’s façade and to no less than four feet in depth provided the proposed design is proportional to architectural features of the building and building design trade-offs (elements that clearly go beyond minimum building design regulations in this chapter) meet the purpose of the standards. (ii) Smaller gaps are permitted if they are integrated into a larger façade articulation design, such as gaps associated with structural columns. Generally, structural columns are encouraged to be attached with higher or lower weather protection elements that help provide continuous coverage for pedestrians. (d) Upper floor façade step-back. Other step-back designs will be considered provided they are effective in receding floors above the third floor from the view of pedestrians on the street outside the building.

18.31.330 Landscaped block-frontage standards. (1) Purpose. Landscaped block-frontages emphasize landscaped street setbacks, clear pedestrian connections between the building and the sidewalk, and minimize surface parking lots along the frontages.

Figure 18.31.330 Landscaped block-frontage vision and key standards

(2) Standards. All development on sites with a Landscaped block-frontage designation shall comply with the standards in Table 18.31.330(2) below:

Table 18.31.330(2) Landscaped block-frontage standards

The Ü symbol refers to DEPARTURE opportunities in CMC 18.31.330(3) below.

Additional Provisions & Element Standards Examples

Ground-level Any use permitted by CMC 18.31.120. Land use

Building placement 10 foot minimum setbacks are required, or greater where specified for the applicable zone in CMC 18.31.150. 20 foot maximum setback. Covered entries and porches are allowed to project up to 6 feet into this required setback. Additional setbacks may be required where future right-of-way need and/or acquisitions have been identified in city plans.

Building entrances At least one public or shared building Primary private entrances facing the entry shall be visible from the sidewalk. street for ground level residential Ü. units are acceptable and encouraged. See related standards in CMC 18.31.370.

Façade transparency For buildings with ground level See CMC 18.31.315 for additional nonresidential uses, at least 25% of the clarification on transparency transparency zone. Ü standards. For buildings with ground level residential uses, at least 15% of the transparency zone. Ü

Weather protection Weather protection at least 3 feet deep shall be provided over individual business and residential entries. Weather protection for shared entrances shall be at least 5 feet deep.

Parking location Parking shall be located to the side, under, or rear of buildings. For multi- building developments, no more than

50% of the lot frontage can be occupied by off-street parking and driveways.

Table 18.31.330(2) Landscaped block-frontage standards

The Ü symbol refers to DEPARTURE opportunities in CMC 18.31.330(3) below.

Additional Provisions & Element Standards Examples Vehicular access shall comply with the provisions of CMC 18.31.435.

Landscaping Building setback areas shall be landscaped per CMC 18.40.070 and 18.31.370. Ü Reductions to landscaping are provided for stoops, porches, and patio designs (where a low fence divides the sidewalk from the patio), when such designs

integrate landscaping elements that soften the building edge and enhance the pedestrian environment. Parking lots developed adjacent to the street shall comply with landscaping provisions of CMC 18.31.460.

(3) DEPARTURE criteria. Departures from the above standards that feature the Ü symbol will be considered per CMC 18.31.040 provided the alternative proposal meets the purpose of the standards, plus the following criteria: (a) Façade transparency. Façade transparency in the transparency zone may be reduced from the minimum by 50 percent if the façade design between ground level windows provides visual interest to the pedestrian and mitigates the impacts of blank walls. (b) Parking location. For multi-building developments, an additional 10% of the lot frontage may be occupied by off-street parking and driveways, provided design treatments (beyond minimum standards) are included that successfully mitigate the visual impact of parking areas on the streetscape.

18.31.340 Mixed block-frontage standards. (1) Purpose. The Mixed block-frontage designation serves areas that accommodate a mixture of ground floor uses and allows a diversity of development frontages for the purpose of contributing to the visual character of the street and enhancing the pedestrian environment.

Figure 18.31.340 Mixed block-frontage options.

OR

(2) Standards. All development on sites containing a Mixed block-frontage have the option to comply with either the Storefront or Landscaped block-frontage provisions as set forth in CMC 18.31.320 and .330, with the following modifications (on applicable block-frontages):

Table 18.31.340(2) Mixed block-frontage standards

The Ü symbol refers to DEPARTURE opportunities in CMC 18.31.340(3) below.

Additional Provisions & Element Standards Examples

Building placement Buildings may be placed up to the See CMC 18.31.370 for special sidewalk edge provided they meet design provisions associated with storefront block-frontage standards set ground level residential uses forth above. adjacent to a sidewalk. Other buildings meet the landscaped block-frontage standards set forth above. Additional setbacks may be required where future right-of-way need and/or acquisitions have been identified in city plans.

Façade transparency Any storefront buildings on these block- See CMC 18.31.315 for additional frontages shall meet the storefront block- clarification on transparency frontage transparency standards above. standards. Ü

Table 18.31.340(2) Mixed block-frontage standards

The Ü symbol refers to DEPARTURE opportunities in CMC 18.31.340(3) below.

Additional Provisions & Element Standards Examples 40% minimum for buildings designed with nonresidential uses on the ground floor within 10 feet of sidewalk. Ü 25% minimum for buildings designed with nonresidential uses on the ground floor. Ü 20% minimum for residential buildings. Ü Windows shall be provided on all habitable floors of the façade.

Parking location Parking shall be located to the side or rear of buildings. For multi-building developments, no more than 50% of the lot frontage can be occupied by off-street parking and driveways. Ü Vehicular access shall comply with the provisions of CMC 18.31.435. Parking lots developed adjacent to the street shall comply with landscaping provisions of CMC 18.31.460.

(3) Departure Criteria. Departures from the above standards that feature the Ü symbol will be considered per CMC 18.31.040 provided the alternative proposal meets the purpose of the standards and the following criteria: (a) Façade Transparency. Façade transparency in the transparency zone may be reduced from the minimum by 50 percent if the façade design between ground level windows provides visual interest to the pedestrian and mitigates the impacts of blank walls.

(b) Parking Location. For multi-building developments, an additional 10% of the lot frontage may be occupied by off-street parking and driveways, provided design treatments (beyond minimum standards) are included that successfully mitigate the visual impact of parking areas on the streetscape.

18.31.345 Gateway block-frontage standards. (1) Purpose. The Gateway block-frontage designation serves strategic areas fronted by state highways or other high visibility arterials that feature heavy vehicular traffic. These standards serve the purpose of providing attractive landscaped frontages, limiting the extent of visible surface parking, and accommodating the needs of pedestrians. (2) Standards. Gateway block-frontages within the first 100 feet on either side of an intersection are subject to Mixed block-frontage regulations as set forth in CMC 18.31.340. For example, buildings shall be placed at or near the street corner and the portion of the building fronting a Gateway designated block-frontage shall comply with Mixed block-frontage regulations. The portion of Gateway block-frontages that are in between the buildings located at intersections are subject to Basic block-frontage regulations as set forth in CMC 18.31.350. This allows for greater flexibility for the siting of parking areas along these frontages as illustrated in the figure below.

Figure 18.31.345 Gateway frontage vision and key standards.

The Gateway block-frontage prioritizes the intersections by bringing buildings up to/near the corners and creating attractive and pedestrian-friendly façades. Between intersections, this designation allows more flexibility in design (except to provide required landscaping buffer between sidewalk and parking areas).

18.31.350 Basic streets (with no designated block-frontage). (1) Purpose. Basic block-frontages should provide visual interest at all observable scales and meet the design objectives of the city. (2) Applicability. All block-frontages that are not designated in the map in CMC 18.31.310 are subject to the standards of this section. These block-frontages are provided greater flexibility with regard to the design of multifamily and nonresidential development frontages. Basic streets are generally side streets (where most uses often front on other adjacent streets), service-oriented streets (often characterized by industrial or service types of uses), and streets in the single-family subdivisions. While there is greater flexibility in the amount of transparency of façades and the location of surface and structured parking, design parameters are included to ensure that landscaping and other design elements help to mitigate the potential impacts of parking lots and blank walls along these streets. (3) Standards. Basic block-frontages shall comply with the standards in Table 18.31.350 below. DEPARTURES will be considered pursuant to CMC 18.31.040.

Table 18.31.350 Basic block-frontage standards.

The Ü symbol refers to DEPARTURE opportunities in 18.31.350(4) below.

Element Standards

Building placement Where allowed in the applicable zone (see CMC 18.31.150), buildings may be placed up to the sidewalk edge, provided they meet storefront block-frontage standards in CMC 18.31.320. Otherwise, 10 foot minimum street setback, except where greater setbacks are required by the zone (see CMC 18.31.150).

Building entrances Building entrances facing the street are encouraged. At a minimum, at least one building entry visible and directly accessible from the street is required. Ü Where buildings are setback from the street, pedestrian connections from the sidewalk are required.

Façade transparency For storefronts, at least 60% of ground floor between 30 inches and 10 feet (see CMC 18.31.315) above the sidewalk is required. Ü Other buildings designed with non-residential uses on the ground floor within 10 feet of sidewalk, at least 30% of the ground floor between 4-8 feet above the sidewalk. Ü For residential buildings, at least 10% of the entire façade (all vertical surfaces generally facing the street). Ü Window area that is glazed over or covered in any manner that obscures visibility into the storefront space shall not count as transparent window area.

Weather protection At least 3 feet deep over primary business and residential entries.

Parking location There are no parking lot location restrictions, except for landscaped buffer See CMC 18.31.450 for related requirements set forth in CMC 18.31.460 and the design requirements set parking requirements. forth in CMC 18.31.435.

Table 18.31.350 Basic block-frontage standards.

The Ü symbol refers to DEPARTURE opportunities in 18.31.350(4) below.

Element Standards

Landscaping Building setback areas shall be landscaped per CMC 18.40.070. Reductions to landscaping are provided for stoops, porches, and patio designs (where a low fence divides the sidewalk from the patio), when such designs integrate landscaping elements that soften the building edge and enhance the pedestrian environment. For extended wall areas, diversity of plant materials and textures shall be provided to maintain visual interest from a pedestrian scale.

(4) Departure criteria. Departures from the above standards that feature the Ü symbol will be considered per CMC 18.31.040, provided the alternative proposal meets the purpose of the standards, plus the following criteria: (a) Façade transparency. The design treatment of a façade and/or landscape element provides visual interest to the pedestrian and mitigates impacts of any blank wall area.

18.31.355 Woonerf, Landscaped Passageway, and Trail block-frontage standards. (1) Applicability. These standards apply to those block-frontages along through-block connections designed with Woonerf and Landscaped Passageway designs as set forth in CMC 18.31.250(4) and (5). These standards also apply to development adjacent to trails, when such trail improvements are made in conjunction with the development. (2) Purpose. Woonerf, Landscaped Passageway, and Trail frontage standards provide eyes-on-the-pathway to create a safe and welcoming connection/trail while preserving the privacy of any adjacent ground-level residential units. (3) Standards. The following standards apply to Woonerf, Landscaped Passageway, and Trail frontages. The Ü symbol refers to DEPARTURE opportunities under CMC 18.31.040. (a) Building elevations facing a Woonerf or Landscaped Passageway through-block connection or trail shall feature at least 10-percent window transparency. Ü (b) Where ground-level residential uses are within five feet of the through-block connection or trail, at least one of the following design features shall be integrated to enhance the safety and privacy of adjacent residential units: (i) Windows shall be placed at least six vertical feet above the access corridor. (ii) A combination of landscaping, planter walls, and/or elevated ground floor (at least one-foot above access corridor grade) that meet the purpose of the standards. NOTE: Where a planting strip provided within the applicable through-block connection or trail corridor abuts the residential use, such landscaped area may be used to meet this option. (c) Where non-residential ground-level uses abut the through-block connection or trail, at least 25-percent of the applicable building-elevation between four and eight feet above the ground-floor surface elevation shall be transparent. Ü (d) Weather protection at least three feet deep shall be provided over individual residential and commercial tenant entries and at least five feet deep for shared residential and professional office entries facing the subject connection or trail. Exception: For residential uses, weather protection is required only for the unit’s primary entrance.

Figure 18.31.355 Woonerf and Landscaped Passageway frontage design examples. Landscaped Passageway

Woonerf

18.31.360 Downtown Passageway block-frontage standards. (1) Applicability. These standards apply to those block-frontages along through-block connections designed with Downtown Passageway designs [see CMC 18.31.250(6)]. (2) Purpose. To promote the development of pedestrian-oriented passages lined with active uses. (3) Standards. The following standards apply to Downtown Passageways. The Ü symbol refers to DEPARTURE opportunities under CMC 18.31.040. (a) Dwelling units (except live-work units) and surface/ground-level parking directly adjacent to an Urban Passage are prohibited (lobbies and common/amenity areas, however, are allowed). (b) Ground level building elevations facing a Downtown Passageway trail shall feature at least 40-percent window transparency (applied to storefront transparency area per CMC 18.31.315). Ü (c) Weather protection at least three feet deep shall be provided over individual commercial tenant entries and at least five feet deep for shared residential and professional office entries facing the subject trail. Recessed entries are encouraged.

Figure 18.31.355 Downtown passageway frontage design examples.

18.31.370 Ground-floor residential frontage standards. (1) Applicability. All developments with ground-floor residential uses adjacent to public streets, trails, through- block connections or other internal pedestrian connections, parks, publicly accessible common areas, and internal common space (hereafter collectively referred to as “public and semi-public realm”) shall comply with the frontage standards herein. (2) Purpose. The purpose of these standards is to: (a) Enhance the privacy and security of residents living on the ground floor. (b) Provide an effective visual and physical transition between the public realm and the private realm. (c) Enhance the relationship between the building and the street through high-quality landscape and architectural design. (3) Standards. Design treatments shall be integrated to enhance the character of the public and semi-public realm while respecting the privacy of adjacent residential units. Design criteria applicable to ground-floor residential frontages are as follows: (a) Direct access. All units abutting public and semi-public realm elements shall all have individual ground- floor entries directly accessible to applicable public and semi-public realm elements. (b) Unit setback and elevation. Provide privacy for people living in the adjacent dwelling units and ensure the applicable public and semi-public realm environment is comfortable through all of the following measures: (i) Provide a 5 feet minimum setback from applicable public and semi-public realm elements. The setback shall be measured from the edge of the applicable public and semi-public realm elements (e.g., pathway). When adjacent to an applicable public and semi-public realm element with no adjacent pathway, the setback shall be measured from the outside edge (facing away from dwelling unit) of a physical threshold feature (e.g., low fence or hedge) that separates semi-private outdoor space with the applicable public and semi-public realm element as determined by the Director.

Figure 18.31.370(3)(i) Minimum setback between a ground floor residence and applicable public and semi-public realm element

In the left example, the 5 foot setback area is used for raised planters next to a sidewalk. In the right example, the minimum 5 foot setback area is used for a wall and landscaped bed next to a public space.

(ii) Where the façade is within close proximity to an applicable public and semi-public realm element, elevate ground-floor units as set forth in Table 18.31.370(2) to help to improve privacy and enhance their relationship to the street. Elevated ground-floor units are encouraged to have secondary access from a wheelchair accessible route within the building which meets the requirements of the Americans with Disabilities Act. The route should be clearly signed and marked.

Table 18.31.370(2) Guidelines for elevating residential units.

Façade setback Elevate the ground level of adjacent residential units Front façade: At least 3 feet (above applicable public and semi-public <10 feet from sidewalk (along a public street); or realm element grade) <5 feet from all other applicable public and semi-public realm elements Front façade: At least 30 inches (above applicable public and semi- 10-15 feet from sidewalk (along a public street); public realm element grade) or 5-10 feet from all other applicable public and semi-public realm elements

(iii) Live-work units designed to comply with Storefront block-frontage standards per CMC 18.31.320 are exempt from the elevated ground floor requirement above. (c) Enhance the privacy of residents and provide an effective transition between the public and private realm by integrating all of the following measures: (i) Provide a physical “threshold” feature, such as a hedge, retaining wall, rockery, stair, gate, railing, or a combination of such elements on private property, not to exceed 42 inches in height, that defines and the boundary between the applicable public and semi-public realm element and the private entry, porch, yard, or patio. Thresholds may screen, but not completely block, views to and from the applicable public and semi-public realm element. (ii) Provide an outdoor space at least four feet deep and six feet wide (24 square feet minimum area) in the front setback, such as a porch, patio, deck, or stoop. Where feasible, this space shall be at the same level as the interior of the unit. (iii) Provide a covered area, porch or protected entry space, or other architectural weather protection at least three feet deep that provides cover for a person entering the unit and a transitional space between outside and inside the dwelling. (iv) Landscaping planters shall be integrated into transitional areas between the dwelling unit and the adjacent public and semi-public realm element [see Figure 18.31.370(3) below for examples]. (v) Overhead building projections may cantilever over the outdoor space by up to 50-percent of the minimum ground level setback. DEPARTURES may be proposed for the design criteria in subsection (c) above provided the design enhances the privacy of adjacent units and provides an effective and attractive transition between the public and private realm.

Figure 18.31.370(3)(a) Guidelines and examples of ground-level residential frontages.

The above images show ground-level residential frontages with setbacks of approximately 10 feet (left image) and 5 feet (right image) along different street frontages for the same corner apartment building. These ground level units all have their own private unit access from the sidewalk and are elevated above the sidewalk to enhance the privacy to the units. The landscaping elements, posts, split-faced concrete block stoop walls, and black metal railings help to provide an attractive and effective transition between the public and private realms.

Figure 18.31.370(3)(b) Additional examples of ground-level residential frontages.

Good examples: Image A includes a stoop design with brick terraced planters and low wrought iron fences. Images B and C includes low wrought iron fences that separate the sidewalk/pedestrian walkway from the private open space. Images D and E include stoop designs with sidewalk level planters and concrete terrace planters.

Bad examples: Despite the raised ground level, the shallow setback design in Image F is insufficient to meet the intent of the standards. In Image G, the upper level building cantilever doesn’t meet the standards and creates a cold “cave stoop” like form. The large areas of unscreened concrete walls in both examples are undesirable.

18.31.375 Where properties front onto multiple streets. Where a property fronts onto more than one street and each street has a different frontage designation, each building frontage shall comply with the standards for the block-frontage upon which it fronts, with the following clarifications: (1) Conflicts. Where a conflict exists between frontage standards, the Director will apply the standards of a block- frontage pursuant to the following order of preference: (a) Storefront. (b) Mixed. (c) Landscaped. (d) Gateway. (e) Basic. Items (2)-(5) below clarify how the order of preference works for particular frontage elements. (2) Building Location. For corner sites with Landscaped block-frontage on one street and Storefront or Mixed on another, a Storefront frontage may wrap around the corner (on the Landscaped block-frontage side) for up to a half block width or no more than 120 feet (whichever is more).

(3) Entrances. For corner sites, entrances on both streets are encouraged, but only one entrance is required. For corner sites with frontage on a Storefront block-frontage on one side, an entrance shall be placed on the Storefront block-frontage side. For corner sites with a mix of designations that do not include a Storefront block-frontage, the entry shall be placed on the side listed first in the order of preference identified above. An entrance at the building corner and facing an intersection shall be permitted under any of the above scenarios. DEPARTURES may be considered, provided the location and design of the entry and block-frontage treatments are compatible with the character of the area and enhance the character of the street. (4) Transparency. For corner sites, at least one block-frontage shall meet the applicable transparency standards (based on the order of preference above). For the second block-frontage, the Director may approve a reduction in the minimum amount of transparency by 50 percent. For street corners with the same designations on both frontages, buildings shall employ the full transparency on the dominant frontage (based on the frontage width or established neighborhood pattern). (5) Parking. Surface parking (including ground floor parking in a structure) adjacent to a street corner is not allowed, except: (a) On corner lots with Basic frontages on both streets. (b) On corners with other combination of block-frontages, except those with a Storefront designation, via a DEPARTURE and subject to the applicable departure criteria.

Figure 18.31.375 Clarifying block-frontage standards on street corners.

18.31.380 Where properties have multiple designations along one frontage. Where an individual property has a frontage with multiple block-frontage designations, the following standards apply: (1) Storefront and any other block-frontage designation: Storefront block-frontage designation applies. (2) Mixed and Landscaped block-frontage designation: Mixed block-frontage designation applies. (3) Landscaped and Basic block-frontage designation: Landscaped block-frontage designation applies.

18.31.385 High-visibility street corners. (1) Description/purpose. The high visibility street corner requirements apply to those sites designated on block- frontage map in CMC 18.31.310. The purpose is to accentuate street corners with high visibility to the public. (2) Designation criteria. High visibility street corners may be designated in: (a) Special high visibility intersections in the Downtown. (b) Intersections with a high level of pedestrian activity. (c) Special high visibility gateway intersections leading into the city. (d) Existing or planned intersections that are intended to become the focal point in the Downtown. (3) Standards. Sites located on high visibility street corners shall meet the following requirements: (a) Buildings shall be located within 20 feet of the street corner. (b) At least one of the following special features shall be included (Figure 18.31.385 below illustrates acceptable examples): (i) Corner plaza. (ii) Cropped building corner with a special entry feature. (iii) Decorative use of building materials at the corner. (iv) Distinctive façade articulation. (v) Sculptural architectural element. (vi) Other decorative elements that meet the purpose of the standards.

Figure 18.31.385 High visibility street corner examples.

Figure 18.31.385 High visibility street corner examples.

Building A includes a corner tower and change in materials. Building B features cropped building corners with a change in materials and decorative elements. Building C uses a decorative canopy. Building D uses a change in material color and façade articulation at the corner. Building E incorporates a plaza at the corner. Image F shows a decorative landscaped area with a trellis and neighborhood gateway sign.

ARTICLE 5 - DESIGN STANDARDS – SITE PLANNING

Article Contents 18.31.405 Purpose. 18.31.410 Interior setbacks. 18.31.420 Public space requirements. 18.31.425 Residential amenity space. 18.31.430 Internal pedestrian access and design. 18.31.435 Vehicular circulation & parking. 18.31.440 Service areas and mechanical equipment. 18.31.450 Off-street parking standards. 18.31.460 Landscaping. 18.31.470 Site lighting. 18.31.480 Crime prevention through environmental design (CPTED) guidelines.

18.31.400 Article introduction. This article contains the following sections for the design and layout of sites, parking lots, walkways, amenity areas, service elements, and grounds: (1) Purpose statements to explain the reason for this article and to guide decisions on departures. (2) Standards for interior setbacks and building separation for privacy and access to light and air. (3) Standards for internal open space for residential and commercial developments. (4) Standards for internal pedestrian access and design. (5) Standards for vehicular circulation and parking. (6) Standards for the design and location of building service areas and mechanical equipment. (7) Standards for off-street vehicle and bicycle parking. (8) Standards for site and parking lot landscaping. (9) Standards for exterior lighting. (10) Guidelines for crime prevention through environmental design.

18.31.405 Purpose. (1) To promote thoughtful pedestrian-oriented layout of buildings, parking areas, and circulation, service, landscaping, and on-site amenity elements. (2) To promote compatibility between developments and uses. (3) To enhance the circulation, access, and service areas of developments.

18.31.410 Interior setbacks. (a) To promote the functional and visual compatibility between developments. (b) To protect the privacy of residents on adjacent properties. (2) Side and rear setback regulations. Table 18.31.410 sets forth a range of minimum interior setbacks in the GC, MC, and TC zones between zero and 20 feet. The provisions below clarify specific setback requirements:

Table 18.31.410 Minimum interior setbacks in the GC, MC, and TC zones. Min. Setback Applicability/Standard

For window-less firewalls. 0 feet All firewalls shall meet the design provisions of CMC 18.31.560(4), except when abutting an existing firewall.

Minimum setback except: 5 feet Where zero setbacks are allowed (window-less firewalls as described above) Where setbacks greater than 5 feet are required per provisions below

When adjacent to MHO zone or zone outside of Downtown. Exception: The minimum 10 feet setback is 5 feet for lots less than 100 feet in width.

When required per subsection (4) below for light and air access and privacy along 15 feet-20 feet interior property lines.

(3) Balconies and rooftop decks facing an interior property lines. (a) Balconies and rooftop decks above the ground floor within 15 horizontal feet of an interior property line shall feature a railing system that is at least 50 percent opaque. Specifically, 50 percent of the area below the top edge of the railing shall be a sight-obscuring structure. (b) DEPARTURES to this standard will be considered if the balcony will not cause visual or privacy impacts due to its location, orientation, design, or other consideration.

Figure 18.31.410(3) Privacy standards for balconies within 15 feet of interior property lines.

(4) Light and air access and privacy near interior property lines. (a) Buildings or portions thereof containing multifamily dwelling units whose only solar access (windows) is from the applicable side of the building (facing towards an interior property line) shall be set back from the applicable property lines at least 15 feet. (b) DEPARTURES will be considered where it is determined that the proposed design will not create a compatibility problem in the near and long term based on the unique site context.

Figure 18.31.410(4) Light/air access and privacy standards for multifamily residential buildings along interior side and rear property lines.

(5) Buffers and transitions to the MHO zone and residential zones outside Downtown. (a) Purpose. To require additional features to be incorporated into higher density residential development when located adjacent to properties zoned for lower density single-family use in order to enhance the compatibility between uses. (b) At least two of the following site features shall be incorporated between different zones (per development standards): (i) Evergreen buffer of dense trees or hedge. (ii) Vegetated fencing or wall. (iii) Other features meet that the purpose of this section, as approved by Director. (c) Existing non-hazardous trees within the site and adjacent to the neighboring development should be retained. (d) Untreated blank walls shall not be visible from adjacent properties (see CMC 18.31.560 for blank wall and firewall standards).

18.31.420 Public space requirements.

Public space refers to publicly accessible pedestrian-oriented spaces that are integrated into non-residential or mixed-use developments. (1) Purpose. (a) To provide plazas that attract shoppers to commercial areas. (b) To provide plazas and other pedestrian-oriented spaces in commercial areas that enhance the employees’ and public’s opportunity for active and passive activities, such as dining, resting, people watching, and recreational activities. (c) To enhance the development character and attractiveness of commercial development. (2) Applicability. (a) In the TC zone, public space is required for all new non-residential and mixed-use development. (b) In the MC, GC, and MHO zones, public space is required for all new non-residential and mixed-use development with more than 10,000 square feet of gross floor area. (3) Required size of space. Provide usable on-site public space equal to at least two-percent of the development site and meeting the design requirements of subsections (4) and/or (5) below. The required area may consist of a single space or multiple spaces.

Figure 18.31.420(3) Required size of public space.

(4) Public space design standards. (a) Required features. (i) The space shall abut a public sidewalk or other major internal pedestrian route and be designed to function as a focal point and gathering spot. (ii) The space shall be ADA compliant and generally level with the adjacent sidewalk or internal pedestrian route. Steps, ramps, and grade changes may be acceptable, provided the outdoor space is designed to be visually and physically accessible from the adjacent sidewalk or internal pedestrian route and the space meets all other standards herein. (iii) The space shall feature no dimension less than 15 feet in order to provide functional leisure or recreational activity. Exception: Portions of sidewalk area widened beyond minimum standards may qualify as publicly accessible outdoor space, provided storefronts abut the sidewalk. (iv) The space shall be publicly accessible every day from 6:00 a.m. to 10:00 p.m. (v) Large spaces (>5,000 square feet) shall be designed to be multi-functional to accommodate a variety of uses and activities. (vi) The space shall be framed on at least two sides by buildings that are oriented towards the space (via entries and generous façade transparency). Exception: Widened sidewalks that qualify as publicly accessible open space as set forth in subsection (iii) above only need to be framed on one side (by a storefront). Departures will be considered for unique configurations or designs that meet the purpose of the standards. (vii) Paved walking surfaces of either concrete or approved unit paving are required. Form-in-place pervious concrete paving is allowed. Gravel surface areas may be allowed for special seating areas. (viii) Except for natural areas or infrastructure that contribute to the pedestrian environment, pedestrian amenities shall be integrated into the space. Examples include, but are not limited to, site furniture, artwork, drinking fountains, shade structures kiosks, or other similar features that complement the space and encourage use of the space by a variety of users. (ix) Lighting is required and integral to the design of the space for (1) safety and security, (2) intended activities or events, and (3) creating a distinct and inviting atmosphere. Lighting shall conform to CMC 18.31.470. (x) Except for natural areas or stormwater infrastructure that contribute to the pedestrian environment [see subsection (xv) below], at least one individual seat per 60-square feet of plaza area or open space is required. At least 50-percent of the required seating shall be built-in seating elements, while moveable seating may be used for the remaining percentage. Two feet of seating area on a bench or ledge at least 16-inches deep at an appropriate seating height qualifies as an individual seat. Reductions of up to 50-percent will be allowed for the integration of specialized open spaces that meet the purpose of standards herein. (xi) Landscaping components that add visual interest and do not act as a visual barrier shall be integrated. Such components can include, but are not limited to, trees, planting beds, raised planters, and/or potted plants, or both. (xii) Permanent weather protection along at least 50-percent of building edges (associated with non- residential uses) at least six feet deep with horizontal clearance between eight and 15 feet shall be integrated. (xiii) The space shall be proportional to the intended function and adjacent uses. For example, such spaces should not look or feel empty, barren, or too big when not in use.

(xiv) The space shall include design elements that appeal to the senses. Examples include, but are not limited to, the sound of water, the smell of plants, and/or the heat of fire. Sensory experiences may vary with the season, with water being present in the summer and a fire lit in the winter. (xv) Stormwater management elements and LID BMPs, like rain gardens, may be integrated into the design of the space and may occupy up to 25-percent of the required space. Where multiple publicly accessible open spaces are included within a development, this standard applies to all such space combined, to allow flexibility in the design of individual spaces. (xvi) Rules of conduct similar to those for public parks may be posted. (b) Prohibited features. (i) Large expanses of uninterrupted paving or paving without pattern. (ii) Service and utility areas or venting of mechanical systems. (iii) Long, narrow space with limited access. (iv) Space providing vehicular access. Exception: Woonerf style shared access lanes may be allowed (counted at 50-percent discount), provided through traffic is minimal and the design of access feature is well-integrated into the design of the larger space. (v) Asphalt paving. (vi) Adjacent chain-link fences. (vii) Adjacent “blank walls” without “blank wall treatment” (CMC 18.31.560). (viii) Outdoor storage.

Figure 18.31.420(3)(a) Publicly accessible open space examples.

Figure 18.31.420(3)(a) Publicly accessible open space examples.

(5) Outdoor dining areas. Nonresidential development designed or occupied for restaurants, bars, cafes, and other eating and drinking establishments are encouraged to provide intentionally designed outdoor dining areas. Such areas may qualify as public space [see CMC 18.31.420(1-4) above] at a 50-percent rate (e.g., one square foot for each two square feet provided), provided they meet the following standards intended to support the function and desirability of outdoor dining year-round: (a) Location. Qualifying areas shall abut a sidewalk, public space, or other major internal pedestrian route. (b) Required outdoor dining area features. (i) When not adjacent to a building, the perimeters of outdoor dining areas with more than four tables or eight chairs shall be established by a fence, wall, hedge, roping, landscape strip, decorative landscape planters, or other architectural features. If adjacent to a park, plaza, sidewalk, parking lot, or other pedestrian route, perimeter features shall not be taller than 42 inches or wider than 24 inches. DEPARTURES will be considered, provided the seating is located and designed to provide a clear transition between public space and private dining areas, adequate space for table waiting, and avoids interference with pedestrian traffic. (ii) Lighting is required for outdoor dining areas that are utilized before sunrise or after sunset. The lighting fixtures shall be decorative and complement the architectural character of the building and site. (iii) Outdoor dining facilities and equipment shall be of a quality and style that is consistent with the other site planning and building design standards of this chapter. The design, quality, materials and colors used for chairs, tables, lighting, and other fixtures shall complement the architectural style and colors used on the adjacent buildings. (iv) The preferred surfacing option is pavement or deck flooring. Gravel is acceptable in up to 50 percent of seating areas. Surfaces and walkways shall be designed to enhance accessibility. (c) Desired outdoor dining area features. (i) Permanent overhead weather protection, such as building-attached awnings, separate roof structures, pavilions, and other durable designs are allowed and encouraged. (ii) Non-permanent umbrellas, tents, sunshades, sails, and similar weather protection features are allowed and encouraged. Non-permanent elements shall not contain signage. Tents are only allowed October through May, and shall feature at least 70-percent transparency for sides adjacent to a park, plaza,

sidewalk, parking lot, or other pedestrian route. Non-permanent elements shall be designed with appropriate ventilation, water resistance, and wind resistance.

Figure 18.31.420(3)(h) Examples of outdoor dining areas.

Images A, B, and C are good examples which are adjacent to public spaces, have perimeter features, and include at least partial overhead weather protection. Image D is a good example of a departure from the perimeter standards, as the lower street-level seating is clearly separated by its adjacency to the upper deck-level seating, planters between tables provide intimacy, and the street itself has limited foot traffic.

18.31.425 Residential amenity space. Residential amenity area refers to spaces that are integrated into residential or mixed-use developments primarily enjoyed by on-site residents for recreational and social uses. (1) Purpose. (a) To create usable amenity space that is suitable for leisure or recreational activities for residents. (b) To create amenity space that contributes to the residential setting. (2) Applicability. Residential amenity space meeting the standards of this section is required for all new: (a) Multifamily development. (b) Mixed-use development with residential units. (c) Senior housing and other age-restricted facilities. (3) Amount required. Applicable developments shall be required to provide residential amenity space equal to a minimum of: (a) 100 square feet per dwelling unit for studio and one-bedroom dwellings. (b) 150 square feet per dwelling unit for dwellings with two or more bedrooms. (4) Types. (a) The following table illustrates the types of residential amenity spaces that may be used to meet the requirements in subsections (2) and (3) above.

Table 18.31.425 Residential amenity space types.

Percentage of required amenity Cross-reference to Residential amenity space type space applicable design standards

Private internal common area Up to 100% CMC 18.31.425(5)(a)

Common rooftop decks Up to 50% CMC 18.31.425(5)(b)

Private ground level open space Up to 100% CMC 18.31.425(5)(c) (applicable only to adjacent dwelling units)

Private balconies Up to 25% CMC 18.31.425(5)(d)

Shared indoor recreation areas Up to 25% CMC 18.31.425(5)(e)

Children’s play areas Required for developments with CMC 18.31.425(5)(f) greater than 75 units

(b) Large multi-phase developments under single ownership. Each phase of development shall meet the minimum residential amenity space requirements herein. Developments have the option to integrate a surplus of usable on-site open space in early phases and apply the surplus space towards meeting the requirements for subsequent phases, provided all applicable regulations are met.

(5) Residential amenity space design standards. (a) Private internal common area. Private internal common area refers to spaces that are internal to a development and accessible to all tenants of a development, but may not be accessible to the general public. Exception: For mixed-use buildings with commercial and residential uses, the private internal common areas only need to be accessible to all dwelling units within the building. Private internal common areas can include landscaped courtyards or decks, terraces, entrance plazas, gardens with pathways, children’s play areas, pools, and water features. Accessible areas with native vegetation and areas used for storm water retention, infiltration, or other multipurpose recreational and/or green spaces that meet the design criteria herein may qualify as private internal common area. Private internal common areas shall comply with the following design standards: (i) The space shall be accessible to all residents of the development. (ii) The space shall be located in centralized areas that are visible from units within the development. (iii) Required setback areas shall not count as private internal common area unless the design of the space meets the standards herein. (iv) The space shall feature no dimension less than 15 feet in order to provide functional leisure or recreational activity, unless otherwise noted. Wider minimum dimensions are required perpendicular to building elevations containing windows of dwelling units whose only solar access is from the applicable building wall. Specifically: (A) 20 feet minimum dimension for such elevations up to three-stories tall. (B) 25 feet minimum dimension for such elevations four-stories tall. (C) 30 feet minimum dimension for such elevations five or more stories tall.

Figure 18.31.425(5)(a)(iv) Private internal common area – minimum widths when adjacent to building elevations containing windows of dwelling units whose only solar access is from the applicable building wall.

20 feet minimum for such elevations up to three-stories tall.

25 feet minimum for such elevations four-stories tall.

30 feet minimum for such elevations five-or more stories tall.

(v) The space shall feature paths or walkable lawns, landscaping, seating, lighting, and play structures, sports courts, or other pedestrian amenities to make the area more functional and enjoyable for a range of users.

(vi) The space shall be separated from ground level windows, streets, service areas, and parking lots with landscaping, fencing, and/or other acceptable treatments that enhance safety and privacy for both the private internal common area and dwelling units. (vii) When possible, the space should be oriented to receive sunlight, face east, west or preferably south. (viii) Stairways and service elements located within or on the edge of private internal common area shall not be included in the open space calculations. (ix) Stormwater management elements and LID BMPs, like rain gardens, may be integrated into the design of the space and may occupy up to 25-percent of the minimum required space. Where multiple private internal common areas are included within a development, this standard applies to all such space combined, to allow flexibility in the design of individual spaces. (x) Any children’s play areas integrated as a part of a private internal common area shall meet the standards of (5)(f).

Figure 18.31.425(5)(a)(x) Common internal outdoor open space examples.

Figure 18.31.425(5)(a)(x) Common internal outdoor open space examples.

Image A includes a combination of open lawn area for informal recreation plus pathways and decorative landscape areas to enhance the setting for residents. Image B is a courtyard with includes pathways, seating areas, landscaped beds, and semi-private spaces for adjacent ground level units. Image C includes a covered gathering space with outdoor grills adjacent to a landscaped commons with a central pathway. Image D includes a landscaped plaza with multiple seating areas and an outdoor fireplace. Courtyards with shared pools as in Image E are acceptable. Image F below includes a common green area and separate fenced off-leash dog area.

(b) Common rooftop decks. Such spaces are a type of private internal common area located on the top of buildings or intermediate levels (e.g. upper floor building facade step-back areas) and are available to all residents. Examples of amenities include, but are not limited to, cooking and dining areas, seating areas, gardening areas, water features, and pet play areas. Common rooftop decks shall meet the following design standards: (i) The space shall be accessible to all residents of the development. Rooftop decks in mixed-use buildings shall not be accessible to commercial tenants, employees, or customers (separate rooftop decks for commercial use are allowed but do not count as a residential amenity space). (ii) The space shall feature hard surfacing and provide amenities such as weather protection elements, gas firepits, seating areas, and other features that encourage year-round use. (iii) The space shall integrate landscaping elements that enhance the character of the space and encourage its use. (iv) The space shall incorporate features that provide for the safety of residents, such as enclosures, railings, and appropriate lighting levels. (v) The space shall feature no dimension less than 15 feet in order to provide functional leisure or recreational activity, unless otherwise noted herein. (vi) When possible, the space should be oriented to receive sunlight, face east, west or preferably south. (vii) Stairways and service elements located within or on the edge of common rooftop decks shall not be included in the open space calculations. (viii) Any children’s play areas integrated as a part of a common rooftop deck shall meet the standards of (5)(f).

Figure 18.31.425(5)(b) Common rooftop deck examples.

(c) Private ground level open space. This space is adjacent and directly accessible to the subject unit. Examples include yards, stoops, and porches. Private ground level open space shall meet the following design standards: (i) Such open spaces shall be enclosed by a fence and/or hedge at least 32 inches in height to qualify, but no higher than 42 inches when adjacent to a street, through-block connection, or publicly accessible area such as a public park or plaza. (ii) Private unenclosed covered porches that face a street or a publicly accessible common area may qualify as amenity space, provided they are at least 54-square feet in area, with no dimension less than six feet. (iii) Ground level private open space in excess of minimum requirements in subsection (ii) above shall not be used in the calculations for determining the minimum useable open space requirements for other units in the development [per subsection 18.31.425(3)].

Figure 18.31.425(5)(c) Private ground level outdoor space examples.

Figure 18.31.425(5)(c) Private ground level outdoor space examples.

(d) Private balconies. This space is adjacent and directly accessible to the subject unit. Design standards for private balconies are the following: (i) Private balconies in mixed-use or multifamily developments should be at least partially recessed into the building façade, when provided, and integrated into the building design to provide protection from the weather. (ii) Balconies shall be at least 36 square feet in area with no dimension less than six feet to qualify as amenity space. (iii) Individual balconies in excess of minimum requirements in the preceding subsection (ii) shall not be used in the calculations for determining the minimum useable open space requirements for other units in the development [per subsection 18.31.425(3)]. (iv) Refer to CMC 18.31.410 for railing design requirements that apply to balconies in some situations.

Figure 18.31.425(5)(d) Private balcony examples.

(e) Common indoor recreation areas. Examples include, but are not limited to, multi-purpose entertainment space, fitness center, movie theatre, kitchen, library, workshop, conference room, or similar amenities that promote shared use and a sense of community. Design standards for common indoor recreation areas are the following: (i) The space shall be accessible to all residents of the development. (ii) The space shall be located in a visible area, such as near an entrance, lobby, elevator bank, or high traffic corridors.

(iii) Space shall be designed specifically to serve interior recreational functions and not merely be leftover unrentable space used to meet the open space requirement. Such space shall include amenities and design elements that will encourage use by residents. (iv) Common indoor recreation areas may qualify as residential amenity space, provided they are at least 250 square feet in area.

Figure 18.31.425(5)(e) Common indoor recreation area examples.

(f) Children’s play areas. Any children’s play areas integrated as a part of a private internal common area shall meet all the following standards (in addition to the design criteria listed above): (i) Required children’s play areas shall be at least 400 square feet. (ii) Measures necessary to protect children’s safety from vehicular traffic shall be included, such as low fencing or landscaping to provide a physical barrier around the perimeter. (iii) Shade and rest areas for supervision shall be provided through the use of deciduous landscaping, architectural elements (including, but not limited to, pergolas or shelters), temporary structures, or other means. (iv) Natural, creative play elements should be provided. For instance, ground slides from one level to another, tricycle tracks, swings hung from arbors or trees, paths that meander and are of varying materials and widths, water that can be manipulated, outdoor rooms made from landscape or rocks, and berms and hills. (v) Play areas shall be designed for a variety of ages, activities, and motor skills. (vi) Play areas shall be located in areas that are highly visible to residents.

18.31.430 Internal pedestrian access and design. (1) Purpose. (a) To improve the pedestrian and bicycling environment by making it easier, safer, and more comfortable to walk or ride among residences, to businesses, to the street sidewalk, to transit stops, through parking lots, to adjacent properties, and connections throughout the city. (b) To enhance access to on- and off-site open space areas and pedestrian/bicycle paths. (2) Access to sidewalk. All buildings shall feature pedestrian connections to a sidewalk per applicable block- frontage standards in CMC Chapter 18.31, Article 4. See subsection (4) below for walkway design standards.

Figure 18.31.430(2) Examples of direct pedestrian access to buildings from the street.

(3) Internal circulation. (a) For sites with multiple buildings: (i) Pedestrian paths connecting businesses and residential entries on the same development site shall be provided. Routes that minimize walking distances shall be utilized to the extent practical. DEPARTURES will be considered where an indirect route would enhance the design and/or use of a common usable open space. See subsection (4) below for pathway design standards. (ii) Pedestrian connections shall be made at intervals no greater than 280 feet. Refer to CMC 18.31.260(3) for related through-block connection standards.

Figure 18.31.430(3)(a) Example site plan with internal and external pedestrian connections.

(b) Sites with residential units. Direct pedestrian access shall be provided between all ground unit entries and a public street or to a clearly marked pathway network or open space that has direct access to a public street. Residential developments shall provide a pedestrian circulation network that connects all main entrances on the site to other areas of the site, such as: (i) Parking areas. (ii) Recreational areas. (iii) Common outdoor areas. (iv) Any pedestrian amenities. For townhouses or other residential units fronting the street, the sidewalk may be used to meet this standard.

Figure 18.31.430(3)(b)(i) Direct pathways between the street and dwelling units are required.

The entries of the example on the left connect directly to a public sidewalk while the entries in the right example connect to a common path that extends to the sidewalk.

Figure 18.31.430(3)(b)(ii) Examples of attractive pedestrian connection through a residential development.

(c) Crosswalks. Crosswalks are required when a pathway crosses an on-site paved area accessible to vehicles. (i) Appearance. All crosswalks shall contain contrasting material (such as concrete) and/or patterns (such as stamped asphalt), excluding painted surfaces. (ii) Raised crosswalks (speed tables). On sites larger than one acre, all crosswalks near major building entrances, parking garage entries, vehicular entries to the site, and other high-traffic areas shall be vertically raised to sidewalk level. The purpose of raised crosswalks is to provide a continuous

walking or rolling surface, increase the visibility of pedestrians, and slow the speed of vehicular traffic. (d) Pedestrian walkways through parking lots. Developments with 50 or more parking spaces shall include specially marked or paved walkways through parking areas. At least one pathway shall be provided every four rows of parking, or at a maximum spacing of 200 feet. The pathways shall provide a safe connection to the building entrance and meet the walkway design standards in subsection (4) of this section. See examples below.

Figure 18.31.430(3)(d) Parking lot pedestrian walkway standards and examples.

Note the location of the parking lot walkway in the upper right example (connecting shops in one building to the main entry of a grocery store).

Note in both examples that the concrete walkway extends into the vehicular area to provide a highly visible and safe crosswalk.

(e) Connections to adjacent properties (including parks and trails). Except when adjacent properties have less than five dwelling units, pedestrian walkways that connect to adjacent properties shall be provided. Public sidewalks in the right-of-way shall not count towards this requirement. DEPARTURES will be considered where it is determined that internal connections are not necessary or practical due to shallow lot depths, steep slopes, or other contextual challenges. (f) Barriers that limit future pedestrian access are prohibited. Gates that limit access to employees and residents are permitted. See subsection (4) below for walkway design standards. (4) Walkway design. (a) All internal pedestrian walkways shall have a minimum five feet-wide unobstructed walking surface, except where wider walkways are prescribed in this article or where the applicable uses and context dictate wider walkways. (b) Where a pedestrian walkway is adjacent to perpendicular or angled parking, see CMC 18.31.450(3)(f) regarding wheel stop requirements. In lieu of wheel shops, an extra two feet of walkway width shall be provided. (c) Pedestrian walkways shall be separated from structures by at least three feet of landscaping except where the adjacent building façade meets the storefront block-frontage standards per CMC 18.31.320. DEPARTURES will be considered where other landscaping and/or façade design treatments to provide attractive walkways are proposed. Examples include, but are not limited to, sculptural, mosaic, bas-relief artwork, or other decorative treatments that meet the purpose. Figure 18.31.430(4)(a) below provides one example.

Figure 18.31.430(4)(a) Standards for pedestrian walkways adjacent to buildings.

Internal walkways adjacent to building walls that do not meet storefront façade standards shall provide at least three feet of landscaping to enhance the character of the walkway. The reviewing authority will consider alternative treatments, such as decorative walls (right example).

(d) Where walkways are between a parking lot and a multi-tenant commercial or mixed-use building which is 100 feet or more long, walkways shall feature a 12-foot wide sidewalk with:

(i) Eight feet minimum unobstructed width. (ii) Trees placed at an average of 50 feet on-center and placed in grates or in planting strips as set forth in subsection (4)(d)(iii) of this section. DEPARTURE: Breaks in the tree coverage will be considered near major entries to buildings to enhance visibility. (iii) Planting strips may be used between any vehicle access or parking area and the walkway; provided, that the trees required above are included, the walkway meets the applicable width standards herein, and the combined walkway and planting strip is at least 12 feet wide. (iv) See also CMC 18.31.435(5), internal roadway design.

Figure 18.31.430(4)(b) Example of a successful pedestrian sidewalk between parking lot and storefront.

18.31.435 Vehicular circulation & parking. The standards herein supplement the provisions of CMC 18.31.450, Off-street parking standards, and 18.50.110, Off-street parking plan design standards. Where there is a conflict, the provisions herein apply, except that the Public Works Director may override this requirement and apply the Public Works standard for a if the Public Works Director finds that a failure to apply the Public Works standards will result in a threat to public safety. (1) Purpose. (a) To create a safe, convenient, and efficient network for vehicle circulation and parking. (b) To enhance the visual character of interior access . (c) To minimize conflicts with pedestrian circulation and activity. (2) Driveways. Driveways shall meet the standards in Chapter 12.60 CMC. (3) Parking entry location. Parking lot and parking garage entries shall provide vehicular access in the following order of preference: (a) Alleys (when alley access is provided, no additional driveway access from a public street shall be allowed except as necessary for fire protection). (b) Basic block-frontage streets. (c) Mixed block-frontage streets. (d) Landscaped block-frontage streets. See related standards for parking and driveway location under Chapter 18.31 CMC, Article 4. See CMC 18.31.570 for garage entry and pedestrian safety standards. (4) Drive-throughs. Where allowed, drive-through facilities shall meet the standards of CMC 18.50.080 and the Public Works Design and Construction Standards, in addition to the following: (a) Block-frontages. For the purpose of complying with the block-frontage standards in Chapter 18.31 CMC, Article 4, drive-through lanes are considered a parking area. (b) Screening. Drive-through lanes, including waiting and holding lanes, shall be buffered from the street and internal walkways by one or both of the following: (i) A planting strip at least five feet wide with continuous plantings of evergreen shrubs and/or trees that will, at maturity, provide a continuous evergreen screen at least four feet tall. (ii) A wall at least three feet high constructed of brick, stone or siding materials that matches the principal walls of the building. DEPARTURE: Alternative screening schemes may be approved, provided they reduce the negative visual impacts of views from sidewalks, pathways, and adjacent residential uses and add visual interest. (c) Pedestrian access. Drive-through lanes shall not restrict pedestrian access between a public sidewalk and on-site buildings. Designated pathways shall not be located within required stacking space. (d) Noise. Noise from drive-through speakers shall not be audible from adjacent residential properties. (5) Intersite connectivity. Vehicle access connections between nonresidential properties is required, except where the Director determines it is infeasible or undesirable (e.g., where it is determined that such a vehicle connection would impact safe pedestrian movement). Vehicle access may be in the form of a dedicated or private alley, connected or shared parking lots, shared drive aisles, or similar features. (6) Internal roadway design.

(a) To increase the function and appearance of internal roadways on large sites greater than two acres, street trees and sidewalks shall be provided on all internal access roadways, except on access roads designed solely for the purpose of service (e.g., waste pick-up) and freight loading. DEPARTURES will be considered, provided the overall pedestrian circulation system and site landscaping meet the purpose of the standards.

18.31.440 Service areas and mechanical equipment. (1) Purpose. (a) To minimize adverse visual, odor, fumes, and noise impacts of mechanical equipment, utility cabinets and other service areas at ground and roof levels. (b) To provide adequate, durable, well-maintained, and accessible service and equipment areas. (c) To protect residential uses and adjacent properties from impacts due to location and utilization of service areas. (2) Location of ground-level service areas and mechanical equipment. Ground-level building service areas and mechanical equipment includes loading docks, trash collection and compactors, dumpster areas, storage tanks, electrical panels, HVAC equipment, and other utility equipment. These elements should be contained within the building envelope and screened from public view. If any such elements are outside the building envelope at ground level, the following location standards apply: (a) Service areas shall be located for convenient service access while avoiding negative visual, auditory, olfactory, or physical impacts on the streetscape environment and adjacent residentially zoned properties. (b) Service areas shall not be visible from the sidewalk and adjacent properties. Where the Director finds that the only option for locating a service area is an area visible from a public right-of-way, resident/customer parking area, internal walkway or pedestrian area, or from an adjacent property, the service area shall be screened with the structural and landscaping screening measures provided in subsection (3) below. (c) Service areas for multiple users or tenants shall be co-located or consolidated to the extent practical. (d) Service areas shall be sited for alley access, if available. Service elements accessible from an alley are exempt from the screening requirements of this section. (e) All service areas, include trash collection areas, shall include roofs or overhead weather protection and shall meet required stormwater standards. Drainage shall be designed to meet applicable NPDES standards. (f) Exterior loading areas for commercial uses shall not be located within 20 feet of a single-family residentially zoned property. DEPARTURE: Exterior commercial loading areas are exempt from this standard if the reviewing authority finds such a restriction does not allow feasible development and alternative design measures can successfully mitigate potential negative impacts. For example, areas and drives may be required to be separated from the residential lot by a masonry wall at least eight feet high. (g) Design for safety. Other provisions of this section notwithstanding, service areas used by residents shall be located to avoid entrapment areas and other conditions where personal security is potentially a problem. Pedestrian-scaled lighting or other measures may be needed to enhance security. (h) Design to mitigate noise. Noise producing mechanical equipment such as fans, heat pumps, etc. shall be located and/or shielded to minimize sounds and reduce impacts to adjacent dwelling units. (i) Dumpster storage areas shall be provided for all development, located on site and not in the public right-of- way, and sized to accommodate the minimum dumpster sizes (as provided by the Covington engineering design standards).

(3) Screening of ground-level service areas and mechanical equipment. Where screening of ground level service areas is required [see subsection (2)(b) above], the following applies: (a) Structural enclosures shall be constructed of masonry, heavy-gauge metal, heavy timber, or other decay- resistant material that is also used with the architecture of the main building. Alternative materials other than those used for the main building are permitted if the finishes are similar in color and texture, or if the proposed enclosure materials are more durable than those for the main structure. The walls shall be sufficient to provide full screening from the affected roadway, pedestrian areas, or adjacent use, but shall be no greater than seven feet tall. The enclosure may use overlapping walls as a screening method. See Figure 18.31.430(3)(a) below. (b) Gates shall be made of heavy-gauge, site-obscuring material. Chain link or chain link with slats is not an acceptable material for enclosures or gates. (c) Garage collection points shall be located and configured so that the enclosure gate swing does not obstruct pedestrian or vehicle vehicular traffic, or does not require that a hauling truck project into any public right- of-way. Ensure that screening elements allow for efficient service delivery and removal operations. (d) The service area shall be paved. (e) The sides and rear of service enclosures shall be screened with Type II landscaping at least five feet wide in locations visible from the street, parking lots, and pathways to soften views of the screening element and add visual interest. Plants shall be arranged with a minimum of 50 percent coverage at time of installation and be able to grow to fully screen or shield the equipment within three years. DEPARTURES will be considered provided the enclosure and landscaping treatment meet the purpose of the standards and add visual interest to site users.

Figure 18.31.430(3) Acceptable trash screening enclosures.

Both examples use durable and attractive enclosures with trees and shrubs to soften views of the enclosures from the side. They both include a horizontal screen/cover required which provides weather protection and screens views from surrounding buildings, streets, and pathways (due to topography or building heights).

(4) Utility meters, electrical conduit, and other service utility apparatus. These elements shall be located and/or designed to minimize their visibility to the public. Project designers are strongly encouraged to coordinate with

applicable service providers early in the design process to determine the best approach in meeting these standards. If such elements are mounted in a location visible from the street, pedestrian pathway, common outdoor recreation area, or shared auto courtyards, they shall be screened with vegetation and/or integrated into the building’s architecture.

Figure 18.31.440(4) Utility meter location and screening - good and bad examples.

Place utility meters in less visible locations. Images A and C are successfully tucked away in a less visible location and/or screened by vegetation. Images B and D are poorly executed and would not be permitted in such visible locations. Such meters shall be coordinated and better integrated with the architecture of the building.

(5) Roof-mounted mechanical equipment. (a) All rooftop mechanical equipment, including air conditioners, heaters, vents, and similar equipment shall be fully screened from public view at the street level and from rooftop residential amenity areas. Screening shall be located so as not to interfere with operation of the equipment. Exception: Roof-mounted wind turbines, solar energy and photovoltaic systems, and rainwater reuse systems do not require screening. (b) For rooftop equipment, all screening devices shall be well integrated into the architectural design through such elements as parapet walls, false roofs, roof wells, clerestories, or equipment rooms. Screening walls or unit-mounted screening is allowed but less desirable. Wood shall not be used for screens or enclosures. Louvered designs are acceptable if consistent with building design style. Perforated metal is not permitted. (c) The screening materials shall be of material requiring minimal maintenance and shall be as high as the equipment being screened. (d) Noise producing mechanical equipment such as fans, heat pumps, etc. shall be located and/or shielded to minimize sounds and reduce impacts to adjacent dwelling units.

Figure 18.31.440(4) Examples of how to screen roof-mounted mechanical equipment.

The left illustration shows how rooftop mechanical equipment can be located and screened effectively. The right image shows effective location and screening, including side walls and a trellis to screen views from taller surrounding buildings.

18.31.450 Off-street parking standards. (1) Applicability. The provisions herein supplement the parking and circulation development standards in Chapter 18.50 CMC, including, but not limited to, for vehicles, bicycles, car share, and electric vehicle charging stations. Where there is a conflict, the standards herein apply. (2) Purpose. (a) To provide for adequate, convenient, and safe parking for cars and bicycles associated with permitted uses in Downtown. (b) To limit the overbuilding of parking, which has impacts on construction costs, land consumed, air and water quality, , traffic congestion, and aesthetics. (c) To provide for alternative parking arrangements such as flexible minimum requirements, and shared parking. (3) Generally. (a) Residential off-street parking areas shall consist of a parking lot, driveway, garage, carport, or a combination thereof, and shall be located on the lot they are intended to serve. For surface parking, at least 25-percent of the minimum required parking spaces for residential uses shall be covered. (b) Any area once designated as required off-street parking shall not be changed to any other use unless and until parking facilities are provided elsewhere, which conform to the requirements of this chapter. (c) The required off-street parking area shall be for occupants, employees, visitors, and patrons, and shall be limited in use to parking, except for approved temporary uses per Chapter 18.85 CMC. (d) A parking study may be required for adjusting minimum and maximum quantitative requirements, determining times of peak parking demand, and determining impacts to on-street parking in the vicinity of the subject development site. For the purposes of this chapter, a parking study is a document that provides sufficient information to determine the parking requirements for a specific use. The estimate may be based on scientifically documented data for demand for the proposed use, census data, transit service, academic studies, similar uses in the city or comparable cities, or other sources accepted by the Director. All parking studies shall be prepared by either a professional engineer with expertise in traffic and parking analyses or an equally qualified individual authorized by the Director. (e) Parking needs shall be balanced with low-impact development planning that considers the reduction of impervious surfaces as a priority. (f) Wheel stops or curbing are required where a parked vehicle would encroach on adjacent property, pedestrian access or circulation areas, right-of-way, or landscaped areas [see CMC 18.50.120(3) for an illustration]. See also CMC 18.31.430(4)(b). Perpendicular and angled spaces adjacent to a landscaped area shall be one-foot wider than the minimum width required by CMC 18.50.110(2). (4) Computation of required parking spaces. (a) Minimum. Except as modified in CMC 18.31.450(6), off-street parking areas shall contain at a minimum the number of parking spaces stipulated in Table 18.31.450(4). (b) Net floor area. Off-street parking ratios expressed as a number of spaces per square feet shall use the net floor area, as defined by Chapter 18.20 CMC. (c) Fractions. If the formula for determining the number of off-street parking spaces results in a fraction, the number of off-street parking spaces shall be rounded to the nearest whole number with fractions of one-half or greater rounding up and fractions below one-half rounding down. (d) Accessible parking requirements. Off-street parking and access for physically disabled persons shall be provided in accordance with of the regulations adopted pursuant to Chapter 19.27 RCW, State Building Code, and Chapter 70.92 RCW, Public Buildings – Provisions for Aged and Disabled.

(5) Number of parking spaces required. (a) Minimum. The minimum number of off-street parking spaces shall be determined in accordance with Table 18.31.450. (b) Maximum. Parking for a specific use shall be limited to no more than 50 percent greater than the minimum parking requirement required by this section, unless otherwise specified in Table 18.31.450. The Director shall have the authority to restrict parking for a specific use to an amount that is less than the maximum amount allowed in this section if the proposal would substantially conflict with the stated purposes, objectives, goals, or policies contained in the Comprehensive Plan. (c) Unclassified uses. For those uses not covered by a use in Table 18.31.450, the following standards apply: (i) If the use is listed in CMC 18.50.030, then the use is subject to the applicable required spaces. (ii) For all other uses, the Director shall establish the minimum requirement based on a parking study [see CMC 18.31.450(3)(d)].

Table 18.31.450 Minimum Parking Requirements. Use Minimum Additional Provisions RESIDENTIAL Townhouse Same as multifamily (based on At least one of the required spaces shall number of bedrooms) be located within an enclosed garage (tandem spaces are allowed). Multifamily Studio and 1-bedroom 1 per dwelling unit Maximum 1.25 spaces per dwelling unit Two-bedroom 1.5 per dwelling unit Maximum 2 spaces per dwelling unit Three bedrooms or more 2 per dwelling unit Maximum 2.5 spaces per dwelling unit Senior Citizen Assisted Housing 0.5 per unit

COMMERCIAL Business services 3 per 1,000 square feet

Eating and drinking establishment 6 per 1,000 square feet in • Maximum 12 per 1,000 square feet in dining, lounge and customer dining, lounge and customer ordering ordering area area. • On-street parking may partially or wholly fulfill the minimum parking requirement if supported by a parking study per CMC 18.31.450(3)(d). Food stores 4 per 1,000 square feet • Maximum 5 per 1,000 square feet • On-street parking may partially or wholly fulfill the minimum parking requirement for the first 15,000 square feet of floor area if supported by a parking study per CMC 18.31.450(3)(d). Gasoline stations 3 per facility plus 1 per 300 square feet of store Hotel 1.1 per guest room Maximum 1.5 per guest room Live/work See applicable multifamily residential standards based on the number of bedrooms Professional office 2 per 1,000 square feet Retail trade and services 2 per 1,000 square feet No off-street parking is required for uses less than 5,000 square feet in mixed-use development Shell commercial floor area – designed 3 per 1,000 square feet 4 per 1,000 square feet for multi-tenant use building with no residential uses

Table 18.31.450 Minimum Parking Requirements. Use Minimum Additional Provisions Shell commercial floor area within a 2 per 1,000 square feet 3 per 1,000 square feet multi-story mixed-use building. CULTURAL/RECREATION Theater 1 per 3 fixed seats, plus 2 Maximum 2 per 3 fixed seats, plus 1 spaces for every 3 employees space per employee Group assembly 1 per 5 fixed seats, plus 1 per 50 square feet without fixed seats used for assembly purposes HEALTH SERVICES Emergency Care Facility 5 per 1,000 square feet Hospital 1 per bed Medical Office 5 per 1,000 square feet See 18.31.140(5) for structured parking requirements. Nursing/Personal Care Facility 1 per 4 beds

INDUSTRIAL/MANUFACTURING Light Industrial/Manufacturing 1 per 1,000 square feet, plus additional parking for office or retail areas as noted elsewhere in this table GOVERNMENT/INSTITUTIONAL Government Services 3 per 1,000 square feet

(6) Modifications to parking requirements. (a) Ground floor commercial uses in the TC zone are exempt from the minimum parking requirements of this chapter, provided such uses are located in a mixed-use building at least three stories in building height and the exemption is supported by a parking study per CMC 18.31.450(3)(d). (b) Existing developments with a permitted use that meet minimum parking requirements for the use may, subject to Director approval, change to another permitted use that requires more parking and be exempt from additional quantitative parking requirements of this chapter. Existing developments that expand their net floor area by 50 percent or more shall meet the minimum requirements of this chapter. In no case may any new or expanded development exceed the maximum parking spaces allowed by this chapter, unless meeting the requirements of subsection (6)(d) below. (c) Minimum off-street parking for uses in the TC, MC, and MHO zones may be reduced from the requirements of Table 18.31.450(5) with any of the following options: (i) The Director may allow up to a 50 percent reduction in minimum parking spaces if the reduction is supported by a parking study per CMC 18.31.450(3)(d).

(ii) For nonresidential uses 5,000 gross square feet or larger, two parking spaces may be replaced by one space reserved for employee carpools. Use of this of provision is limited to a 10 percent reduction in total parking spaces as determined by the Director. (iii) For nonresidential uses 5,000 gross square feet or larger, a reduction in total parking spaces by up to five percent may be allowed as determined by the Director if showers, changing rooms, and day-use lockers near long-term bicycle parking are provided [see subsection (8) for related requirements]. (iv) For new residential uses with 20 or more dwelling units, three parking spaces may be replaced by one space reserved for a car-sharing provider. Use of this provision is limited to a 15 percent reduction in total parking spaces as determined by the Director. A long-term agreement between the property owner and a car-sharing provider covering the life of the development is required and shall be approved by the Director. The agreement, along with a notice that the agreement is the basis for modified parking requirements under this chapter, shall be recorded with the title to the property before a certificate of occupancy is issued. (v) The applicant may propose other transportation-related options that reduce parking demand in exchange for reduced minimum parking spaces if the Director determines they meet the purpose of this chapter. (d) Maximum off-street parking outside the TC zone may be increased up to 25 percent from the requirements of Table 18.31.450(5) if the increase is supported by a parking study per CMC 18.31.450(3)(d). For increases more than 25 percent, the Director may require any of the following as a condition for the increase: (i) For nonresidential uses 5,000 gross square feet or larger, provide spaces reserved for employee carpools. (ii) For nonresidential uses 5,000 gross square feet or larger, provide showers, changing rooms, and day- use lockers near long-term bicycle parking [see subsection (8) for related requirements]. (iii) For nonresidential uses 5,000 square feet or larger, provide a designated passenger loading and unloading area. This area may be located on the street with approval of the Public Works Director or on the development site. (iv) For new residential uses with 20 or more dwelling units, provide spaces reserved for a car-sharing provider. A long-term agreement between the property owner and a car-sharing provider is required and shall be approved by the Director. The agreement, along with a notice that the agreement is the basis for modified parking requirements under this chapter, shall be recorded with the title to the property before a certificate of occupancy is issued. (v) The applicant may propose other transportation-related conditions that reduce parking demand in exchange for increased maximum parking spaces if they meet the purpose of this chapter. (7) Bicycle parking requirements. (a) Minimum required. (i) The minimum number of short-term and long-term bicycle parking spaces required is in Table 18.31.450(7). For the purposes of this section, the Director shall determine what use applies to the development. (ii) Bicycle parking ratios expressed as a number of spaces per square feet shall use the net floor area. (iii) If the formula for determining the number of bicycle parking spaces results in a fraction, the number of off-street bicycle parking spaces shall be rounded to the nearest whole number with fractions of one-half or greater rounding up and fractions below one-half rounding down. If the formula results in a number less than one, then at least one bicycle parking space is required.

(iv) In the case of two or more uses on the same site, the total requirements for bicycle parking shall be the sum of the requirements for each use computed separately.

Table 18.31.450(7) Bicycle parking spaces required. Minimum Short-Term Bicycle Parking Minimum Long-Term Bicycle Parking Use Spaces Required Spaces Required Multifamily, group living 0.5 per 10 dwelling units, and 2 minimum 5 per 10 dwelling units, and 2 minimum Overnight lodging 0.5 per 10 guest rooms, and 2 minimum 0.3 per 10 guest rooms, and 2 minimum Fixed seats: 3 per 100 Fixed seats: 2 per 100 Place of assembly, civic, No fixed seats: 0.20 per 1,000 square feet No fixed seats: 0.10 per 1,000 square feet indoor recreation, day care 2 minimum 2 minimum Retail sales, general service, 0.25 per 1,000 square feet, and 2 minimum 0.10 per 1,000 square feet, and 2 minimum personal service Restaurant/bar 0.5 per 1,000 square feet, and 2 minimum 0.10 per 1,000 square feet, and 2 minimum Office 0.10 per 1,000 square feet, and 2 minimum 0.20 per 1,000 square feet Medical 0.05 per 1,000 square feet, and 2 minimum 0.05 per 1,000 square feet, and 2 minimum Industrial, utilities 0.05 per 1,000 square feet, and 2 minimum 0.05 per 1,000 square feet, and 2 minimum 0.75 per 10 students of planned capacity, 1 per 10 employees and 1 per 20 students Schools: compulsory and 2 minimum of planned capacity, and 2 minimum 1 per 10 students of planned capacity, and 1 per 10 employees and 1 per 10 students Colleges and universities 2 minimum of planned capacity, and 2 minimum

(b) Long-term bicycle parking spaces shall be located in secure locations on the development site. (c) Short-term bicycle parking spaces may be located in the following areas: (i) Indoors or outdoors on the development site. (ii) On a public sidewalk or street outside the development, provided of all of the following requirements are met: (A) If on a sidewalk, the total sidewalk width (including any planting area or landscaped strip) is at least 12 feet wide. (B) The bicycle parking spaces are within 100 feet of the development’s primary pedestrian entry. (C) The Public Works Director certifies bicycle parking in the public right-of-way in the proposed location does not conflict with the transportation plan. (D) The property owner maintains the bicycle parking in perpetuity per the terms of an encroachment permit recorded to the property title. (E) Short-term bicycle spaces on a public sidewalk or street for multiple businesses or properties are encouraged to be consolidated, where practical, to comply with the requirements of this section. (d) Design.

(i) The design of short-term and long-term bicycle parking spaces shall comply with the current “Essentials of Bike Parking” and any subsequent updates maintained by the Association of Pedestrian and Bicycle Professionals, or similar standards approved for use by the Director. (ii) Locating outdoor bicycle parking spaces under weather protection cover is encouraged. (8) Electric vehicle (EV) parking space requirements. (a) This section applies to all off-street parking facilities in the Downtown zones. Refer to CMC 18.50.180 for additional design standards, sign standards, on-street parking standards, and exceptions. Refer to locally adopted building and electrical codes for detailed construction requirements. (b) All charging equipment and services required by this section shall support a minimum of Level 2 charging standards as provided by the Society of Automotive Engineers (40 amps and 240 volts residential or 208 volts commercial). (c) EV parking spaces shall be provided at the minimum rates shown in Table 18.31.450(8). Note that these minimums may exceed those required by WAC 51-50-0427. (i) An EV parking space is one that has electric vehicle supply equipment (EVSE) of any level of sophistication installed at the time of certificate of occupancy. Networked EVSE has an internet connection and may have a customer interface for payment, limited hours of operation, and other functions. (ii) An EV-capable parking space is one that can support EVSE in the future and is supported with electrical panel capacity and space to support minimum charging standards, a dedicated branch circuit for the parking space, internet-connection capacity and space (if required), and the installation of raceways (underground of surface-mounted). The EV-capable space requirement applies to both new development and to existing buildings when electrical panels are being upgraded. Prior to EVSE installation, non-electric vehicles may park in EV-capable spaces. (iii) Percentage-based rates apply to the total number of vehicle parking spaces actually planned or built (not the minimum number of spaces required elsewhere in this section). The rates also apply to new parking spaces that are created when an existing parking area (as of the adoption date of this section) is expanded by 50 percent or more. (iv) Mixed-use developments shall meet the applicable residential and non-residential EV parking space requirements consistent with the proportion of each use.

Table 18.31.450(8) Electric vehicle parking space requirements. Minimum Number of Minimum Number of EV EV-Capable Parking Use Parking Spaces Spaces Note Single-family, cottage, 1 per unit EVSE may be in the form of 240- and townhouse volt power outlets. Networked Duplex 1 per two units EVSE is not required. Multifamily with 10 or 5% of spaces 30% of spaces EVSE may be in the form of 240- more dwelling units 2 spaces minimum 4 spaces minimum volt power outlets. Networked EVSE is not required. Non-residential use with 5% of spaces 10% of spaces Networked EVSE is encouraged 3,000 gross square feet 1 space minimum 2 spaces minimum but not required. floor area or more (including hotels)

Table 18.31.450(8) Electric vehicle parking space requirements. Minimum Number of Minimum Number of EV EV-Capable Parking Use Parking Spaces Spaces Note Parking facility (primary 5% of spaces 10% of spaces Networked EVSE is required. use) 2 spaces minimum 4 spaces minimum

(d) Signs for EV parking spaces shall be consistent with RCW 46.08.185. EVSE shall not include any electronic changeable copy sign (see other sign standards in Chapter 18.55 CMC). (e) Consistent with WAC 51-50-0427, a minimum of one accessible parking space in Group B, Group R-1 hotel and motel only, and Group R-2 occupancies shall be an EV parking space. This accessible space may not be double counted for the non-EV accessible parking spaces required by CMC 18.31.450(4)(d). (9) Parking management plans. Developments that contain more than 30,000 square feet of commercial area and/or more than 100 units of housing are required to submit a parking management plan that responds to the vision in the Comprehensive Plan. A parking management plan shall address the following: (a) Integration and connection with adjacent parking areas associated with other developments. (b) A joint use parking strategy or documentation that demonstrates why such a strategy is not feasible. (c) A joint use parking strategy is appropriate when all of the following criteria are met: (i) The total parking area exceeds 8,000 square feet. (ii) The uses sharing parking facilities are of different use categories or have different hours of operation. (iii) The parking facilities are designed and developed as a single on-site common parking facility, or as a system of on-site and off-site facilities, if all facilities are connected with improved pedestrian facilities and no building or use is more than 800 feet from the most remote joint-use facility.

18.31.460 Landscaping. (1) Applicability. The provisions herein supplement the landscaping standards in Chapter 18.40 CMC. Where there is a conflict, the standards herein apply. (2) Purpose. (a) To enhance the character and livability of Downtown. (b) To soften the appearance of larger building façades. (c) To screen the view of parking areas. (d) Reduce erosion and stormwater runoff. (e) Improve the air quality and provide wildlife habitat. (3) Landscaped area standards. (a) The minimum amount of landscaped area for sites in the Downtown zones is established by Table 18.31.150. Subsection (b) describes how different types of landscaping are credited towards the minimum area. For example, a 2:1 ratio means one square foot of landscaping provided is counted as two square feet of required landscaping. A 1:2 ratio means two square feet of landscaping provided is counted as one square foot of required landscaping.

(b) The following landscaped types and credits may be used to meet the standards: (i) Ground level planting beds qualify as landscaped surfaces at a 1:1 rate. Ground level planting area that supports trees (which will require deeper soil depths) may qualify for bonus credit. Specifically: (A) Planting areas that support a large tree (height greater than 30 feet at maturity) may be counted at 2:1 ratio (includes planting area under projected dripline at maturity) (B) Planting areas that support a medium sized tree (height greater than 15 feet at maturity) may be counted at 1.5:1 ratio. (C) Terraced or other raised planting surfaces qualify as landscaped surfaces at the same ratios as ground level planting beds depending on the soil depth (shallow soil depths capable of supporting only ground cover plants qualify at a 1:2 rate).

Figure 18.31.460(3)(b)(i) Planting bed examples.

(ii) Green roof. Green roofs qualify as a landscaped surface at a 1:2 rate. Green roof areas supporting large shrubs and trees may qualify for bonus credit (up to a 1:1 rate) as determined by the Director depending on the planting’s visibility.

Figure 18.31.460(3)(b)(ii) Green roof examples.

The left example features greater soil depths and bonus landscaping credits than standard green roofs (right example).

(iii) Green walls/trellises/arbors. (A) Artistic green walls adjacent to ground level publicly accessible space with decorative patterns qualify as a landscaped surface at a 1.25:1 rate. (B) Standard green walls qualify as landscaped surfaces at a .75:1 rate. (C) Vine trellis/arbors/walls qualify as landscaped surfaces at a 1:2 rate. Planter areas shall feature minimum soil depth necessary to maintain healthy vine growing conditions as determined by a licensed Landscape Architect.

Figure 18.31.460(3)(b)(iii) Green wall examples.

The left image is a good example of an artistic green wall. The right image is a good example of a vine trellis wall.

(c) Landscape planting standards. (i) Suitable plant species. Plant materials for required landscape surfaces shall be selected from a City approved palette of species and minimum size at time of planting. Plant materials should be native and adaptive drought-tolerant species. (ii) Trees and groundcover. (A) Prominent trees should be preserved to the extent feasible (see Chapter 18.45 CMC). (B) Trees planted within five feet of public curbs or in paved areas shall be installed with root guards and grates to prevent physical damage to sidewalks, curbs, gutters, pavement, and other public or private improvements. (C) Groundcover shall be planted to have 100 percent groundcover in two years. (iii) Soil quality, depth, and volume. Applicants for new projects in Downtown shall include the relevant planting provisions in construction details, including: (A) In planting beds: place three inches of compost and till to a depth of eight inches. (B) In turf areas: place 1.75 inches of compost and till in to an eight inch depth. (C) Scarify (loosen) subsoil four inches below amended layer to produce a 12-inch depth of un- compacted soil.

(D) After planting: apply two to four inches of arborist wood chip mulch to planting beds. Coarse bark mulch may be used but has fewer benefits to plants and soil. (iv) Irrigation. All landscaped areas shall be provided with an approved automatic irrigation system consisting of waterlines, sprinklers designed to provide head to head coverage and to minimize overspray onto structures, walks and windows. Water conserving types of irrigation systems should be used. (v) Maintenance. All landscaping shall be maintained in good condition. Maintenance shall include regular watering, mowing, pruning, clearance of debris and weeds, removal and replacement of dead plants, and the repair and replacement of irrigation systems. (4) Parking lot screening. Parking lots shall be screened from streets by at least ten feet of Type III Landscaping per CMC 18.40.040. Exceptions: (a) Landscaped buffers along Gateway block-frontages shall be at least 15 feet wide. (b) The following alternative landscape buffer designs may be used between the sidewalk and parking lots along Mixed or Basic block-frontages: (i) Raised concrete or masonry planters between 24-36 inches tall and planted with at least five feet width of Type III landscaping. (ii) A minimum five foot wide planting bed planted with Type III landscaping in front of a low masonry or concrete wall (36-42 inches tall).

Figure 18.31.460(4) Examples of alternative parking lot landscaping buffers.

(5) Interior parking lot landscaping. (a) Parking lot landscaping shall consist of Type III (see CMC 18.40.040), and there shall be at least one tree planted for every five parking stalls. Trees should be distributed throughout the parking area to provide ample shading and visually soften the parking area. Shrubs and perennials shall be planted as understory at the base of tree planting beds. (b) Grouping trees may be allowed to accommodate natural features, so long as the equivalent number of trees are planted and so long as the grouping is within the parking area. (c) Tree retention in parking lots is encouraged. Every tree over six inches in caliper that is retained is equivalent to one required new tree. (d) See also CMC 18.31.450(3)(g) regarding the design of parking spaces near landscaped areas. (6) Foundation screening. All street-facing elevations should have landscaping along any exposed foundation, except those areas that provide access for pedestrians or vehicles to the building.

Figure 18.31.460(6) Foundation planting examples.

Figure 18.31.460(6) Foundation planting examples.

Left: Foundation with adequate landscape screening. Right: Foundation with inadequate landscape screening.

18.31.470 Site lighting. (1) Purpose. (a) To ensure that lighting contributes to the character of the streetscape and does not disturb adjacent developments and residences. (b) To protect against light pollution, thereby reclaiming the ability to view the night sky and helping to preserve the quality of life and scenic value of this desirable visual resource throughout the region and nearby natural open spaces. (c) To help protect and enhance human health and wellness and wildlife habitation and migration by minimizing light pollution and its impact on all forms of life. (d) To promote lighting practices and systems to conserve energy, decrease dependence on fossil fuels, and limit greenhouse gas emissions. (e) To ensure that sufficient lighting can be provided where needed to promote safety and security on public and private property, and to allow for reasonable lighting for outdoor activities. (f) To provide attractive lighting that supports and enhances the urban environment, emphasizes architectural elements, and encourage pedestrian activity and wayfinding beyond daylight hours, especially during the long nights of Pacific Northwest winters. (2) Applicability. All outdoor lighting shall comply with the provisions herein. This includes, but is not limited to, new lighting, replacement lighting, additions and alterations, or any other lighting whether attached to buildings, poles, structures, the earth, or any other location. (a) Exemptions: (i) Lighting solely for signs. (ii) Underwater lighting. (iii) Temporary and seasonal cord-and-plug portable lighting. (iv) Construction or emergency lighting. (v) Outdoor rope and string lights for outdoor seating and gathering areas. (3) General standards. (a) All luminaires shall be fully shielded and shall not emit light into the upper hemisphere around the luminaire or onto adjacent properties and structures, either through exterior full cut-off shields or through optics within the fixture. Support and mounting systems for luminaires shall not allow post-installation adjustments that could defeat compliance of this requirement. (b) City-approved standardized fixtures shall be used for sidewalk lighting located within the right-of-way or publicly accessible easements on private property. (c) On-site lighting elements throughout and surrounding the site should be complementary, including pedestrian pathway, accent and parking lot lighting, lighting of adjacent developments and the public right- of-way. (d) Except as provided in this section, outdoor lighting is encouraged to follow the intensity, technology, and other recommendations of the International Dark Sky Association and the Illuminating Engineering Society of North America.

Figure 18.31.470(6) Examples of appropriate light shielding.

(4) Height. (a) Freestanding lighting fixtures in parking lots shall not exceed 20 feet in height. Lighting fixtures on the top level of parking garages shall not exceed 12 feet in height. (b) Pedestrian scale lighting shall not exceed 16 feet in height. (c) Building-mounted exterior lighting shall not be placed at any point greater than 20 feet above the adjacent grade, except the height limit is 14 feet when within 100 feet of a single-family zone. This standard does not apply to fully recessed lights, such as when mounted on the underside of a gas station fueling canopy or building roof overhang.

Figure 18.31.470(4) Examples of site lighting.

(5) Parking lot lighting. Lighting parking lots shall be appropriate to create adequate visibility at night and evenly distributed to increase security. Lighting shall be located so that trees within the parking lot do not obscure the operation of the light fixture.

(6) Lighting color (chromaticity). The correlated color temperature of all outdoor lighting shall be 3,500 Kelvin maximum or lower (refer to American National Standard Institutes publication C78.377 for guidance on LED lighting). Exceptions may be made for architectural floodlighting, accent lighting, or outlining.

Figure 18.31.470(6) Kelvin temperature chart.

(7) Exterior lighting controls (a) Automated control systems, such as energy management systems, photoelectric switches, motion sensors and astronomic timer switches, shall be used to meet the hours of operation requirements and the technical and energy efficiency requirements of the applicable Washington State Energy Code. (b) Exceptions: (i) Egress lighting as required by the Building Code. (ii) Lighting required for accessibility. (iii) Lighting required by statute, law, or ordinance to operate all night. (iv) A manual override at each exit door is allowed regardless of automatic control device. (v) Seasonal holiday lighting and event lighting. (8) Prohibited lighting. (a) Dynamic lighting. (b) Luminaires exceeding 500,000 peak candelas and/or 500,000 lumens. (c) Laser lighting. (d) Any lighting of critical areas. (e) Any lighting that may be confused with warning signals, emergency signals, or traffic signals. (f) Mercury, low pressure sodium, or other light sources in public areas that can impede or distort the perception of actual colors. (g) Blinking, flashing, intermittent, and/or moving lights unless specifically allowed elsewhere in the Covington Municipal Code.

(h) Lighting permanently attached to trees.

18.31.480 Crime prevention through environmental design (CPTED) guidelines. (1) Purpose. (a) To ensure the safety of residents, employees, and the public in Downtown Covington. (b) To provide natural surveillance of public and semi-public spaces within developments. (2) Guidelines. (a) The development should provide natural surveillance of public and semi-public spaces using the following methods: (i) Buildings should be arranged to allow visibility from dwelling units to open space areas, parking lots, and pedestrian walkways (see CMC 18.31.300-370 and 18.31.420-425). (ii) Open spaces should be located in central areas to maximize residents’ access to the space and improve its visibility from surrounding dwelling units (see CMC 18.31.425). (iii) Windows, openings, and lighting should be provided in public and common areas (see CMC 18.31.420-425). (iv) Windows should be provided on the street front to provide views of the street for security (see 18.31.300-370). (v) Children’s play areas should be centrally located so that they are visible from dwelling units and away from hazardous areas such as garbage dumpsters, streets, parking areas, and densely vegetated or wooded areas (see CMC 18.31.425). (vi) Pedestrian visibility should be provided into and out of the space. Perimeter walls, hedges and other obstructions should allow visibility above a height of approximately 3 feet up to a height of approximately 6 feet (see CMC 18.31.460). (vii) Landscaping should be designed so that it does not interfere with lighting design (see CMC 18.31.460-470).

Figure 18.31.480 “Eyes on the street” can help to reduce criminal activity.

(b) The development should design circulation systems, parking areas, sidewalks, and open spaces so that they contribute to a perception of residential and controlled space where illegal activity will be observed and reported. Methods include the following: (i) Attractive pedestrian walkways should be provided, where applicable, for visible and convenient access between buildings, open space, public sidewalks, transit stops, and parking areas (see CMC 18.31.430). (ii) Entries and pedestrian walkways should be emphasized with lighting and landscaping so that occupants and guests can clearly see them (see CMC 18.31.430). (iii) Parking areas and walkways should be well-lit (between 0.7 and 1.0 foot candles evenly distributed on the ground) which allow users to identify faces at a reasonable distance and choose an appropriate route. Dead-ends or isolated places for pedestrian walkways should be avoided (see CMC 18.31.435 and 18.31.470). (iv) Visible and attractive borders which separate the public and semi-public spaces from private spaces are encouraged (see CMC 18.31.425-430). (c) The development should emphasize the visual and spatial transition between the living area of a residence and the street by providing a partial visual screen or space-defining element between the interior residential space and the public sidewalk. Specifically: (i) Consider raising the ground level dwelling units or provide landscaping as a transition, particularly where setbacks are minimal (see CMC 18.31.370). (ii) Appropriate screening and buffering should be provided to create a physical separation between pedestrians on the sidewalk and the windows of a residential unit. Dense or thorny shrubs below window height are a good choice to discourage unwanted access (see CMC 18.31.460). (d) The development should reinforce a sense of ownership and intolerance of unsafe activities by maintaining clean and safe conditions. This can be accomplished by using some or all of the following methods:

(i) Appropriate plants should be used to maintain privacy and aesthetic enhancement while maintaining site lines through the property. Avoid creating hiding places (see CMC 18.31.460). (ii) Durable, high-quality and easy-to-maintain exterior materials should be used to add visual interest and detail (see CMC 18.31.550). (iii) Concrete walls should be treated with texture, anti-graffiti coverings, or landscaping to deter graffiti [see CMC 18.31.550(3)]. (iv) Chain link fences should be avoided in front yards (see CMC 18.35.210).

ARTICLE 6 - DESIGN STANDARDS – BUILDING DESIGN

Article Contents 18.31.500 Article introduction. 18.31.510 Purpose. 18.31.520 Building character. 18.31.530 Building massing and articulation. 18.31.540 Building details. 18.31.550 Building materials. 18.31.560 Blank wall treatment. 18.31.570 Structured parking design.

18.31.500 Article introduction. This article contains the following sections for the architectural massing and exterior design of buildings: (1) Purpose statements under each section to explain the reason for this article and to guide decisions on departures. (2) Standards on building character and franchise architecture. (3) Standards regulating the massing and articulation of buildings. (4) Standards for building details. (5) Standards for building exterior materials. (6) Standards for the treatment of blank walls. (7) Standards for the design of structured parking.

18.31.510 Purpose. This article provides standards for the design of buildings consistent with the goals and policies of the Comprehensive Plan. See the individual “purpose” statements under each section in this article.

18.31.520 Building character. (1) Purpose. (a) To promote buildings with an architectural character that reflects the region’s aesthetic and is based on human scaled design details, durable high quality materials, sustainable design measures, and respond uniquely to the site’s context. (b) To emphasize that high quality design is most critical to Covington’s high visibility sites and corridors. (c) To avoid generic, corporate architectural design that degrades the character and identity of Covington. (2) Franchise architecture is prohibited. Architecture that is defined predominately by corporate identity features and is difficult to adapt to other uses is prohibited. For example, some franchise retail and restaurant uses have very specific architectural features (such as a distinctive roofline design that functions as a sign) that reinforce their identity. As tenants change in these types of buildings, these corporate identity features can negatively impact the character of the area and the identity of new tenants. These features can also be very expensive to reconfigure and adapt to new uses.

18.31.530 Building massing and articulation. (1) Purpose. This section contains standards that affect the massing of buildings through façade design articulation, façade width, and roofline design. The purpose of this section is to: (a) To employ architectural elements (like windows, balconies, entries, etc.) that create a complementary pattern or rhythm, dividing large buildings into smaller identifiable pieces. (b) To integrate substantial articulated/modulated features on large buildings to break up the massing and add visual interest. (2) Façade articulation – nonresidential. Nonresidential buildings and nonresidential portions of mixed-use buildings shall include articulation features to create a human-scaled pattern. For building façades and other building elevations facing parks, containing primary building entrances, and adjacent to lower intensity zones, at least three articulation features shall be employed at intervals no greater than 40 feet. For all other multi-story non-residential building elevations, at least three articulation features shall be employed at intervals no greater than 60 feet. Articulation features include: (a) Window patterns and/or entries. (b) Use of weather protection features. (c) Use of vertical piers/columns. (d) Change in roofline per subsection (6) of this section. (e) Change in building material or siding style. (f) Other design techniques that effectively reinforce a pattern of small storefronts compatible with the building’s surrounding context. For non-storefront building elevations, the following additional features may be used to meet façade articulation standards: (g) Vertical elements such as a trellis with plants, green wall, or art element. (h) Providing vertical building modulation of at least 12 inches in depth if tied to a change in roofline per subsection (6) of this section or a change in building material, siding style, or color. (i) Other design techniques that effectively break up the massing of structures and add visual interest. DEPARTURE: Other articulation features may be used provided they meet the purpose of the standards and the design criteria set forth in subsection (4) of this section.

Figure 18.31.530(2) Nonresidential articulation examples.

The left image uses window patterns, weather protection elements, and roofline modulation. The photo example to the right also includes window patterns and weather protection along with a change in masonry texture and color to articulate the façade. The lower example illustrates how a multitenant retail building can successfully be articulated (windows, weather protection, vertical building modulation, and roofline changes).

(3) Façade articulation – residential. Residential buildings and residential portions of mixed-use buildings shall include articulation features at intervals that relate to the location/size of individual units within the building (or no more than every 30 feet) to break up the massing of the building and add visual interest and compatibility to the surrounding context. For building façades and other building elevations facing parks, containing primary building entrances, and adjacent to lower intensity zones, at least three articulation features shall be employed at intervals no greater than the unit interval or 30 feet (whichever is less). For all other building elevations except firewalls, at least two articulation features shall be employed at intervals no greater than 30 feet. Articulation features include: (a) Use of windows and/or entries.

(b) Change in roofline per subsection (6) of this section. (c) Change in building material, siding style, and/or window pattern. (d) Providing vertical building modulation of at least 12 inches in depth if tied to a change in roofline modulation per subsection (6) of this section or a change in building material, siding style, or color. Balconies may be used to qualify for this option if they are recessed or projected from the façade by at least 18 inches. Juliet balconies or other balconies that appear to be tacked on to the façade will not qualify for this option unless they employ high quality materials and effectively meet the purpose of the standards. (e) Vertical elements such as a trellis with plants, green wall, or art element. (f) Other design techniques that effectively break up the massing at no more than maximum articulation intervals. DPEARTURE: Other articulation features will be considered provided they meet the purpose of the standards and the design criteria set forth in subsection (4) of this section.

Figure 18.31.530(3) Residential façade articulation examples.

Figure 18.31.530(3) Residential façade articulation examples.

Below Images A-C use a combination of vertical building modulation, window patterns, material changes, or roofline modulation. Image D does not feature any articulation vertical feature.

(4) Departure criteria associated with articulation standards. Proposals shall meet the purpose of the standards. The following criteria will be considered in determining whether the proposed articulation treatment meets the “purpose”: (a) The type and width of the proposed articulation treatment and how effective it is in meeting the purpose given the building’s current and desired context (per the Comprehensive Plan). (b) The applicable block-frontage designation. Basic block-frontages warrant more flexibility than block- frontages designated as varied or landscaped. (c) The size and width of the building. Smaller buildings warrant greater flexibility than larger buildings. (d) The quality of façade materials in concert with doors, windows, and other façade features and their ability to add visual interest to the street from a pedestrian scale and more distant observable scales.

Figure 18.31.530(4) Façade articulation departure example.

This building would be a good departure example. Its two clear articulation features are the window patterns and the entry/building modulation feature (three minimum are required). However, the overall effectiveness of these articulation features combined with the high quality of materials and detailing, the roof slope, and the relatively small width of the building help it meet the purpose of the standards.

(5) Maximum façade width. For most buildings, small scale articulation techniques (see subsections (2) and (3) of this section) are sufficient to reduce the perceived scale of buildings, add visual interest, and contribute to the pedestrian environment. Larger buildings need more substantial articulated/modulated features to break up the massing and add visual interest.

This standard applies to building façades and building elevations facing parks, containing primary building entrances, and adjacent to lower intensity zones. All applicable façades and elevations wider than 120 feet shall include at least one of the following features to break up the massing of the building and add visual interest. Building walls facing alleys, rear or side yards are not subject to the standards herein, except for zone edge properties, when adjacent to a lower intensity zone. (a) Provide vertical building modulation at least 20 feet deep and 30 feet wide. For multi-story buildings, the modulation shall extend through more than one-half of the building floors. (b) Use of a contrasting vertical modulated design component featuring all of the following: (i) Component extends through all floors above the first floor fronting on the street. Exception: upper floors that are set back more than 10 feet horizontally from the façade are exempt. (ii) Utilizes a change in building materials that effectively contrasts with the rest of the façade. (iii) Component is modulated vertically from the rest of the façade by an average of six inches. (iv) Component is designed to provide roofline modulation per subsection (6) of this section. (c) Façade employs building walls with contrasting articulation that make it appear like two distinct buildings. To qualify for this option, these contrasting façades shall employ all of the following: (i) Different building materials and/or configuration of building materials. (ii) Contrasting window design (sizes or configurations). (d) Departures will be considered provided the design meets the purpose of the standards. Supplemental consideration for approving alternative designs: (i) Width of the façade. The larger the façade, the more substantial articulation/ modulation features need to be. (ii) Block-frontage designation. Storefront block-frontages warrant the most scrutiny while Basic block- frontages warrant more flexibility. (iii) The type of articulation treatment and how effective it is in meeting the purpose given the building’s context.

Figure 18.31.530(5)(a) Illustrating maximum façade width standards.

Less than 120 feet wide: Meets guideline. More than 120 feet wide: Does not meet guideline.

Figure 18.31.530(5)(a) Illustrating maximum façade width standards.

Building incorporates a courtyard along the façade (technique #1 noted above) to effectively break it up into smaller components: Meets guideline.

Figure 18.31.530(5)(b) Façade width examples.

The central portion of the left building (Image A) employs substantial horizontal and vertical modulation (from adjacent building elevation segments), a different mix of façade materials, distinctive rooflines and different window fenestration techniques to effectively break up the building massing. Image B building employs an effective mix of modulation, material, color, roofline, and fenestration changes.

Figure 18.31.530(5)(b) Façade width examples.

Image C building – while the modulated features are repetitive, the contrast and width of the modulated components are effective. Image D building employs distinct façades to lend the appearance that it is several different buildings.

Figure 18.31.530(5)(b) Façade width examples.

Image E and F buildings feature a combination of modest vertical modulation, roofline modulation, and window fenestration techniques, but lack the techniques to visually break up its expansive and repetitious façade length.

(6) Roofline modulation. In order to qualify as a façade articulation feature in subsections (2), (3), and (5) of this section, rooflines shall employ one or both of the following: (a) For flat roofs or façades with horizontal eave, fascia, or parapet, the minimum vertical dimension of roofline modulation is the greater of two feet or 0.1 multiplied by the wall height (finish grade to top of the wall) when combined with vertical building modulation techniques described in subsections above. Otherwise,

the minimum vertical dimension of roofline modulation is the greater of four feet or 0.2 multiplied by the wall height. (b) A pitched roofline or gabled roofline segment of at least 20 feet in width. Buildings with pitched roofs shall include a minimum slope of 5:12 and feature modulated roofline components at the interval required per the applicable standard above. DEPARTURE: Other designs will be considered provided the roofline modulation design effectively reduces the perceived scale of the building and adds visual interest.

Figure 18.31.530(5)(b) Acceptable examples of roofline modulation.

Roofline modulation qualifies as an articulation feature when combined with vertical building modulation techniques.

The left building illustrates a pitched roof example and the right building illustrates a flat roof example.

18.31.540 Building details. (1) Purpose. This section contains standards that affect the human experience of architecture at the ground level and the quality of windows. The purpose of this section is to: (a) To encourage the incorporation of design details and small scale elements into building façades that are attractive at a pedestrian scale. (b) To integrate window design that adds depth, richness, and visual interest to the façade. (c) To create clear and welcoming building entries. (2) Façade details – nonresidential and mixed-use buildings. The ground floor of all commercial and mixed-use buildings shall be enhanced with appropriate details. This standard applies to building façades and building elevations facing parks and containing primary building entrances. All new buildings and additions associated with Level II and III improvements (see CMC 18.31.020) shall employ at least one detail element from each of the three categories below for each façade articulation interval (see CMC 18.31.530). For example, a building with 120 feet of street frontage with a façade articulated at 40-foot intervals will need to meet the standards for each of the three façade segments below. (a) At least one window and/or entry treatment, such as the following, shall be employed for each articulation interval: (i) Display windows divided into a grid of multiple panes. (ii) Transom windows. (iii) Roll-up windows/doors. (iv) Other distinctive window treatment that meets the purpose of the standards. (v) Recessed entry. (vi) Decorative door. (vii) Other decorative or specially designed entry treatment that meets the purpose of the standards.

Figure 18.31.540(2)(a) Examples of decorative or specially designed windows and entries.

Figure 18.31.540(2)(a) Examples of decorative or specially designed windows and entries.

Examples of decorative or specially designed windows and entries. A = openable storefront window. B = transom windows. C = openable window with decorative details. D = decorative window shades. E = decorative door. F = recessed entry.

(b) At least one building element or façade detail, such as the following, shall be employed for each articulation interval: (i) Custom-designed weather protection element such as a steel canopy, cloth awning, or retractable awning. (ii) Decorative building-mounted light fixtures. (iii) Bay windows, trellises, towers, and similar elements. (iv) Decorative, custom hanging sign(s) (option only available for building remodels). (v) Other details or elements that meet the purpose of these standards.

Figure 18.31.540(2)(b) Examples of attached elements that enhance the visual intrigue of the building.

Figure 18.31.540(2)(b) Examples of attached elements that enhance the visual intrigue of the building.

Examples of elements attached to façades that enhance the visual intrigue of the building. A = retractable awning. B = custom hanging bike rack and repair station integrated as a storefront design element. C = decorative façade/sign lighting. D and E = custom decorative canopy. F = decorative tower.

(c) At least one building material and other façade element, such as the following, shall be employed for each articulation interval: (i) Decorative building materials/use of building materials. Examples include decorative use of brick, tile, or stonework. (ii) Artwork on building, such as a mural or bas-relief sculpture. (iii) Decorative kick-plate, pilaster, base panel, or other similar feature. (iv) Hand-crafted material, such as special wrought iron or carved wood. (v) Other details that meet the purpose of the standards. “Custom,” “decorative,” or “hand-crafted” elements referenced above shall be distinctive or “one-of-a-kind” elements or unusual designs that require a high level of craftsmanship. DEPARTURES will be considered provided the façade (at the overall scale and at the individual articulation scale) meets the purpose of the standards above.

Figure 18.31.540(2)(c) Examples of decorative surface materials.

Examples of decorative surface materials. A = decorative brick/design. B = decorative tile-work and column pattern. C = decorative medallion. D = decorative mosaic tile work. E = decorative bulkhead. F = decorative materials and design.

(3) Window design standards. (a) All windows (except storefront display windows) shall employ designs that add depth and richness to the façade. At least one of the following features shall be included to meet this requirement: (i) Recess windows at least two inches from the façade. (ii) Incorporate window trim (at least three inches wide) around windows. (iii) Incorporate other design treatments that add depth, richness, and visual interest to the façade. DEPATURES from the window standards above will be considered provided the design meets the purpose of the standards.

Figure 18.31.540(3)(a) Acceptable and unacceptable window design examples.

The windows in Images A-C are recessed by at least two inches from the façade. Images D and E feature a reveal/recess of less than two inches, but the contrasting frames and mullions effectively add a sense of depth and richness to the façade. The treatment in Image F does not effectively add a sense of depth and richness to the façade.

(a) Standards for specialty glass and treatments: (i) Ground floor windows on all buildings may not use glass that is highly reflective, mirrored, darkly- tinted, frosted, perforated, or otherwise treated to obscure visibility into the building. Exception: Frosted glass is allowed for ground floor residential units located within 15 feet of a sidewalk (see CMC 18.31.370 for related standards). The treatment shall not cover more than 50 percent of any window. (ii) On other floors, highly reflective and mirrored glass shall not be used on more than 10 percent of a building façade or other building elevations facing parks and containing primary building entrances. (c) White and cream-colored window and exterior door frames are prohibited on multifamily and commercial buildings. Window frames shall be a darker color, neutral earth tones, or other colors that complement the overall façade composition.

Figure 18.31.540(3)(c) Acceptable window frame color examples.

(4) Cornice/roofline design for flat roofs. Nonresidential and mixed-use buildings employing a flat roof shall employ a distinctive roofline that effectively provides an identifiable “top” to the building, including one of the following [Figure 18.31.540(4) below illustrates acceptable and unacceptable examples]: (a) A traditional cornice line or a contemporary interpretation of a traditional cornice line. Such rooflines shall be proportional to the size and scale of the building. (b) Understated cornice lines are permitted depending on the materials and design of the base and middle elements in reinforcing the base/middle/top configuration. Rooftop solar units are permitted, provided the placement and design of units visible from the surrounding streetscape are carefully integrated into the overall design concept of the building. DEPARTURE: Alternative roofline designs may be acceptable provided the building design, collectively, meets the purpose of the standards. For example, additional articulation treatments and/or detailing may help the building meet the departure criteria.

Figure 18.31.540(4) Examples of buildings employing confident and distinctive rooflines.

Building A uses a dramatic overhanging cornice at the corner. Building B uses a traditional cornice line in combination with pitched roof forms. Building C uses a distinctive combination of materials and color changes and horizontal building modulation just below the top floor to add visual interest. The extended minimalist design of Building D does not comply with this standard.

(5) Articulated building entries. The primary building entrance for an office building, hotel, apartment building, public or community-based facility, or other multi-story commercial building shall be designed as a clearly defined and demarcated standout architectural feature of the building. Such entrances shall be easily distinguishable from regular storefront entrances on the building and shall be scaled proportional to the building. See Figure 18.31.540(5) below for good examples.

Figure 18.31.540(5) Building entry examples.

18.31.550 Building materials. (1) Purpose. (a) To encourage the use of durable, high quality, and urban building materials that minimize maintenance cost and provide visual interest from all observable vantage points. (b) To promote the use of a distinctive mix of materials that helps to articulate façades and lends a sense of depth and richness to the buildings. (c) To place the highest priority on the first floor in the quality and detailing of materials at the pedestrian scale. (2) Quality building materials. (a) Applicants shall use high quality durable materials. This is most important for the base of buildings, particularly for commercial and mixed-use buildings where the façade is sited close to sidewalks. (b) Prohibited exterior building materials: (i) Fiberglass. (ii) Vinyl and plastic siding. (iii) Plywood. (iv) T-111 siding. (c) The use of sustainably harvested, salvaged, recycled, or reused products is encouraged wherever possible. (d) Stone, brick, or tile masonry shall be used for the first floor of cladding (excluding window and door areas) on nonresidential or mixed-use buildings and the first two feet of residential buildings. Architectural concrete may be used on the first two feet above grade for residential and non-residential buildings and for building columns on the first floor of non-residential buildings. (3) Special conditions and limitations for concrete block (also known as concrete masonry unit or CMU). Concrete block may be used as a cladding material if it is incorporated with other permitted materials and/or incorporates a combination of textures and/or colors to add visual interest. For example, combining split or rock-façade units with smooth blocks can create distinctive patterns. The figure below illustrates acceptable concrete block use/designs.

Figure 18.31.550(3) Acceptable concrete block use and design.

The left building uses concrete block as an effective and contrasting accent material for its entrance. The right mixed-use building uses CMU as the primary cladding material for the ground level. Note the use of split-façade CMU’s above each of the awnings and coupled with the use of smooth-façade CMU’s on the vertical columns (which employ black accent tiles for added interest).

(4) Special conditions and limitations for metal siding. Metal siding may be used as a secondary cladding material if it is incorporated with other permitted materials and complies with the following standards: (a) It shall feature visible corner molding and trim and shall not extend lower than two feet above grade. Masonry, concrete, or other durable material shall be incorporated between the metal siding and the ground plane. (b) Metal siding shall be factory finished with a matte, nonreflective surface. (c) Use of at least two colors of metal siding on the façade is encouraged, but not required. DEPARTURES: Other designs will be considered provided the material’s integration and overall façade composition meets the purpose of the standards.

Figure 18.31.550(4) Acceptable metal siding examples.

The buildings in Image A and B integrate a range of metal siding with masonry and other materials. Metal siding is the primary material for Buildings C and D, both of which integrate subtle changes in color to go with articulation features and design details.

(5) Special conditions and limitations for the use of exterior insulation and finish system (EIFS). Such material/finishes may be used as a decorative accent cladding material if incorporated with other permitted materials and compliant with the following: (a) EIFS is limited to no more than 20 percent of the total façade area and may not be the primary cladding material. (b) EIFS shall feature a smooth or sand finish only. (c) EIFS shall be trimmed in wood, masonry, or other material and shall be sheltered from weather by roof overhangs or other methods. (d) EIFS shall not extend lower than eight feet above grade. Concrete, masonry, or other durable material shall be used for ground level wall surfaces to provide a durable surface where damage is most likely. DEPARTURES to allow up to 50 percent coverage of the façade and other design treatments will be considered provided the material’s integration and overall façade composition meets the purpose of the standards.

Figure 18.31.550(5) Acceptable and unacceptable EIFS examples.

Left image: Note the use of brick and decorative concrete block on the ground level and EIFS on the second floor. The window treatments visible on the second floor add depth and interest to the façade. Right image: EIFS is used for all building elevations above the first floor.

(6) Special conditions and limitations for cementitious wall board paneling/siding. Such material may be used provided it meets the following provisions: (a) Cement board paneling/siding may not be used on the ground floor of nonresidential or mixed-use buildings where adjacent to a sidewalk or other pedestrian path. (b) Where cement board paneling/siding is the dominant siding material, the design shall integrate a mix of colors and/or textures that are articulated consistent with windows, balconies, and modulated building surfaces and are balanced with façade details that add visual interest from the ground level and adjacent buildings. DEPARTURES: Other designs will be considered provided the material’s integration and overall façade composition meets the purpose of the standards.

Figure 18.31.550(6) Acceptable and unacceptable cementitious wall board examples.

Figure 18.31.550(6) Acceptable and unacceptable cementitious wall board examples.

The building in Images A-B use cementitious wall board in different textures and colors to help articulate the façade. The white color replicates the board and batten style in the left image and green color in the right image effectively replicates horizontal wood siding. The Image C building uses different color panels effectively to emphasize the façade’s fenestration and modulation patterns. The wall board panels covering a large area in a single color as in Image D would not meet the purpose of the standards.

18.31.560 Blank wall treatment. (1) Purpose. (a) To avoid untreated blank walls. (b) To retain and enhance the character of Covington’s streetscapes.

(2) Blank wall definition. A wall (including building façades and retaining walls) is considered a blank wall if it is over 10 feet in height, has a horizontal length greater than 15 feet, and does not include a transparent window or door.

Figure 18.31.560(2) Blank wall definition.

(3) Blank wall treatment options. Untreated blank walls visible from a street, public space, residential amenity space, or pedestrian walkway are prohibited. Methods to treat blank walls include the following (A variety of treatments may be required to meet the purpose of the standards): (a) Display windows at least 16 inches of depth to allow for changeable displays. Tack on display cases do not qualify as a blank wall treatment. (b) Landscape planting bed at least five feet wide or a raised planter bed at least two feet high and three feet wide in front of the wall with planting materials that are sufficient to obscure or screen at least 60 percent of the wall’s surface within three years. (c) Installing a vertical trellis or “green wall” in front of the wall with climbing vines or plant materials. The method shall be sufficient to obscure or screen at least 60 percent of the wall surface within three years. This option requires an irrigation and maintenance plan sufficient to maintain healthy plants for the life of the building. (d) Installing a non-commercial mural or other permanent art feature such as metal work or mosaics, after consulting with the Arts Commission and subject to final approval by the Director. (e) Building detailing that adds visual interest at a pedestrian scale such as belt courses of masonry, decorative tile work, or accent lighting. Such detailing shall use a variety of surfaces; monotonous designs will not meet the purpose of the standards.

Figure 18.31.560(3) Blank wall treatment examples.

Image A uses an artistic mural and Image B uses a landscape planting bed.

(4) Firewalls. Firewalls shall be designed to provide visual interest except where firewalls directly abut an adjacent building. Examples of visual interest include the blank wall treatment standards in subsection (3) above, and the use of varying materials, textures, and/or colors, noncommercial mural, the use of green or living walls, and/or the use of modulated building walls to form design patterns. Exception: The Director may waive this requirement if development plans that include adequate firewall protections have been approved, on a neighboring property.

Figure 18.31.560(4) Firewall design where visible to the public.

The left images uses a combination of landscape screening, modulation, changes in material, and color patterns to enhance the appearance of this large exposed firewall. The building in the right image uses simple scoring

Figure 18.31.560(4) Firewall design where visible to the public. patterns, modulation, a top-floor step back and roof overhang, and change in materials and color to add visual interest.

Plain-gray concrete block firewalls (left image) and undifferentiated, limited-color firewalls (right image) are not allowed when visible from the street.

18.31.570 Structured parking design. (1) Purpose. (a) To maintain “eyes on the street” for safety. (b) To reduce the visual impact of structured parking facilities on the streetscape and residential environment. (c) To create a welcoming, safe, convenient, and comfortable pedestrian environment. (d) to integrate the design of parking structures with surrounding development. (2) Preferences and standards for integrating structured parking facilities into multifamily buildings. (a) First choice. Preferably, parking is located below or partially below multifamily buildings and not visible from the street and residential recreational space. While underground parking may not be viable, designs where landscaped berms or terraces hide parking from the street can help accomplish this objective. See examples in Figure 18.31.570(2)(a).

Figure 18.31.570(2)(a) Structured parking integration standards and examples.

Parking in Image A is effectively screened, whereas the building in Image B appears to float over the parking. Note the garage entrance in Image C, while largely at street level, is tucked under the first floor units and hidden from the street. Images D and E below show the same building which is raised over a floor of structured parking; the view from Image D is from the alley.

Figure 18.31.570(2)(a) Structured parking integration standards and examples.

(b) Second choice. Liner building designs that wrap residential units around an internal parking structure is an effective design tool to hide parking and thus is acceptable. See examples in Figure 18.31.570(2)(b).

Figure 18.31.570(2)(b) Liner building examples.

Images A-B above and below illustrate liner buildings, with residential and/or mixed-uses wrapping the parking garages. Image C illustrates another liner building example, in which the upper-right of the image shows a courtyard design between the garage and another multifamily building. At the lower-right, the parking garage is accessed from an alley.

Figure 18.31.570(2)(b) Liner building examples.

(c) Third choice. Where some exposed structured parking facilities are unavoidable, design treatments are necessary to integrate them into the design of the building. Specifically: (i) Employ façade articulation techniques necessary to comply with the massing and articulation standards in CMC 18.31.530, building details standards in CMC 18.31.540, materials standards in 18.31.550, and blank wall treatment standards in 18.31.560. For example, parking garages can incorporate openings with grillwork or other treatments to resemble windows. Designs where lower level structured parking visually dominate the design of the buildings and create a sense of great separation between dwelling units and the adjacent ground plane (particularly the street and applicable resident recreational space) are prohibited. (ii) Façades that are most visible to the public (notably public and private streets, façades featuring the building’s primary entry, and façades visible from resident recreational space) warrant a higher level of design treatment and integration than secondary, less visible façades. See acceptable and unacceptable examples in Figure 18.31.570(2)(c) below.

Figure 18.31.570(2)(c) Façade treatment examples.

The building in Image A, though an office building, shows how ground level structured parking can be integrated in the façade design. The building in Image B makes an attempt at articulating the two structured parking floors with trellis and window openings, but the units above still feel detached from the ground level. This design would be acceptable on a service or secondary private road, but not on a public street front.

Figure 18.31.570(2)(c) Façade treatment examples.

The building in Image C uses a decorative grill over ground level parking on its rear elevation facing a trail. The building in Image D is a poor example that is completely divorced from the apartments above.

Images E and F are other structured parking examples that are not well integrated with building’s design.

(3) Garage entries and pedestrian safety. (a) Parking garage entries shall be well-integrated into the design of the building and shall not dominate the streetscape. They should be designed and sited to complement, not subordinate, the pedestrian entry.

(b) Where vehicles enter and exit a parking garage across a sidewalk or internal path, direct visibility between pedestrians and motorists shall be provided. Treatments shall include setback entries, cropped wall corners, wall openings, or other treatments to enhance safety and visibility. Treatments should also include pavement markings or changes in pavement materials. Mirrors and electronic visual/audio warnings alone shall not be acceptable methods of visibility. (c) Parking garage entries are encouraged to have flat driveways for the length of at least one vehicle in order to enhance visibility between pedestrians and motorists exiting the garage. Steeply sloping driveways immediately adjacent to a sidewalk or internal path require greater application of visibility treatments described in (3)(b) above. (d) Garage entry doors and gates, if provided, shall be at least 50 percent transparent between the bottom and top of the door or gate.

Figure 18.31.570(3) Acceptable parking garage entry/exit examples.

The commercial/loading entry in image A has cropped corners that are also utilized for store windows. The residential garage in Image B has a setback and cropped corners on both sides that are also integrated into the rest of the building façade above.

(4) Free-standing parking garages. Free-standing parking garages may be acceptable provided: (a) They are located away from public streets, generally behind other structures. (b) They comply with applicable building design provisions in CMC 18.31.530-.540, except: (i) Less visible parking garage elevations warrant greater flexibility in the application of the building design standards. (ii) Parking garages are subject to articulation intervals (see CMC 18.31.530) of 60 feet minimum (instead of 30 feet) and only two articulation features are required. Greater flexibility may be given to less visible façades. (iii) Parking garages more than 120 feet from a public street or not visible from a public street are exempt from the maximum façade width standards in CMC 18.31.530(5). (iv) Landscaped buffer elements including landscaped setbacks with tall evergreen plantings and/or trellis structures with vine plants are encouraged.

Figure 18.31.570(4) Acceptable freestanding parking garage examples.

Image A is located along a service road. The landscaping trellis screen creates an attractive “green” wall. The vertical columns and trellis/vines help to articulate the garage in Image B.

Exhibit C. Municipal Code Consistency Changes

*Chapter Headings Included for Ease of Reference Only

CHAPTER 12.120 – TRAFFIC IMPACT FEE FUNDING SOURCE ADJUSTMENT

12.120.040 Funding source adjustment criteria. To be eligible for the traffic impact fee funding source adjustment established by this chapter, the applicant shall meet each of the following criteria: (1) The applicant must be a new, large, commercial retail business in the Covington City limits. For purposes of this chapter, “new, large, commercial retail business” shall mean any business that (a) is not already located in the City of Covington at the time a building permit is applied for, (b) will be contained in at least one building exceeding 150,000 square feet, (c) sells retail goods and services which are subject to the retail sales tax provisions of Chapter 3.10 CMC, (d) applies for a building permit, and (e) is subject to payment of traffic impact fees pursuant to CMC Title 19. (2) Based on similar store sales, or other reliable data, as determined by the City, the applicant must demonstrate that it is likely to generate to the City of Covington average annual City of Covington portion of sales and use tax revenue of at least $500,000 based upon the three-year period commencing from the date of certificate of occupancy. (3) The applicant must be a new, large, retail business located within one of the following prescribed land use zones: downtown commercial 3 (DN 3); downtown commercial 4 (DN 4); downtown commercial 5 (DN 5); and downtown commercial 6 (DN 6). General Commercial (GC); Mixed Commercial (MC); Mixed Housing/Office (MHO); or Town Center (TC).

CHAPTER 14.30 – PERMIT DECISION TYPES

14.30.040 Decision types.1

Type 1 Type 2 Type 3 Type 4 Building Permit (15.05) Short Subdivision Shoreline Conditional Shoreline Environment 2 (Including Revisions and Use (16.05) Redesignations (16.05) Alterations) (17.20) Grading Permit (14.60) 2 Shoreline Variance Plat or Short Plat Design and Construction (16.05) Vacations (17.25) Boundary Line Standards Variance Adjustment (17.40) (12.60) Preliminary Subdivision Street Vacations (12.55) (17.20) Right-of-Way Use Permit Clearing and Grading (12.35) Design Variance (14.60) Plat Alterations (17.25)

Design and Construction Design Departure from Standards Deviation Preliminary Subdivision the City of Covington (12.60) Revisions (17.20) Design Guidelines and Standards (18.31) Clearing and Grading Downtown Design Zoning Variance (18.125) Design Deviation (14.60) Standard Departure (18.31) Conditional Use Permits Shoreline Exemption (18.125) (16.05) Downtown Permitted Use Determination (18.31) New Wireless Code Interpretation Communication Facility (14.30) Temporary Use (18.85) Towers and Height Modifications (18.70)

Miscellaneous Shoreline Substantial Administrative Decisions Development Permit2 (16.05) Minor Tree Removal (18.45) SEPA Threshold Determination3 WCF Collocation on a Transmission Structure or Commercial Site WCF Tower (18.70) Development Permit (18.31 and 18.110) Final Subdivision4 (17.25) Re-use of Facilities Final Short Subdivision (18.85) (17.25) Critical Areas Reasonable Use Exceptions (18.65)

Type 1 Type 2 Type 3 Type 4

Binding Site Plan (17.30)

Major Tree Removal (18.45)

Stormwater Manuals Variance (13.25)

Wireless Communication Facilities Collocations (18.70)

1 If a conflict between this chart and the text of the CMC exists, the text of the CMC controls. 2 See CMC 16.05.090(13), Appeals, for shoreline decisions and permits. Any Type 1 decision made by the Shoreline Administrator may be appealed to the Hearing Examiner. When applications for shoreline permits are combined with other permits requiring Type 3 or 4 land use decisions, the Examiner, not the Director, makes the decision. All shoreline permits, including shoreline substantial development permits, shoreline variances and conditional uses, and the upholding of a letter of exemption are appealable to the State Shorelines Hearings Board and not to the Hearing Examiner. 3 Appeal to Examiner is limited to the SEPA threshold determination for a project permit. The decision on the Type 1 permit itself is appealable to Superior Court. 4 Final subdivisions are submitted to the Department for review and are approved by City Manager or by his or her designee.

CHAPTER 18.15 – ZONES, MAPS AND DESIGNATIONS

18.15.010 Zones and map designations established.

In order to accomplish the purposes of this title, the following zoning designations and zoning map symbols are established:

Zoning Designations Map Symbol

Urban Separator US (R-1)

Urban Residential R (base density in dwellings per acre)

Neighborhood Commercial NC

Mixed Residential MR

Community Commercial CC

Downtown Zones DN (further specified by district)

Town Center District TC

Mixed Commercial District MC

General Commercial District GC

Mixed Housing/Office District MHO

Industrial I

Regional Commercial Mixed-Use RCMU

18.15.080 Downtown zones. The following four zonesing districts are established within the designated Downtown areazone to protect the public health, safety and general welfare by implementing the goals and policies adopted in the City of Covington Downtown Element of the Comprehensive Plan and the Covington Downtown Plan and Zoning Study. The district zone intent statements define the specific purpose of each districtzone. They shall be the policies of the City of Covington Downtown Element of the Comprehensive Plan, serve as a guide for determining the appropriate location of uses, help determine appropriate conditions for development within the Downtown areazone, and help the Director interpret the standards and provisions of this chapter. (1) The Town Center district (TC) is the pedestrian-oriented core of Downtown and allows the most intensive level of development. The emphasis of this district zone is on mixed-use development that includes pedestrian- oriented retail, high density residential development, and civic uses. The development of a walkable street grid and a central public gathering space are key objectives of this districtzone. To meet goals for a pedestrian- oriented Town Center, limited large-format retail uses are permitted, and such uses are subject to a conditional use permit and additional design criteria provided in CMC 18.31.040. (2) The Mixed Commercial district (MC) is applied to the majority of the Covington Downtown zonearea. This district zone encourages a mix of commercial and multi-story residential uses, public uses, and allows for large- format and auto-oriented retail, provided they meet pedestrian-oriented design standards that are more flexible than those applied to the Town Center district. Achieving a high level of connectivity with new and improved streets and trails is a major goal in this districtzone. (3) The General Commercial district (GC) is applied to a limited area of the Downtown and is intended to allow the widest range of uses, coupled with more limited design standards than other areas of Downtown. Permitted uses include commercial and light industrial uses, offices, major transportation and utility facilities, and residential uses that are appropriately buffered to ensure compatibility. Development and design standards are less prescriptive and provide greater flexibility to accommodate the intended uses. (4) The Mixed Housing/Office district (MHO) is applied to areas where infill development and redevelopment of low intensity areas with multifamily housing and office is encouraged. Residential uses that are encouraged in this district zone include townhouses, cottages, and low-rise multifamily. Office development and limited intensity neighborhood retail is also permitted. Development and design standards applied to this district zone require buffers, lower height limits and building scale that is appropriate to the size of the lot. Trail connections are also emphasized in this districtzone.

CHAPTER 18.20 – TECHNICAL TERMS AND LAND USE DEFINITIONS

18.20.005 Scope of chapter. This chapter contains definitions of technical and procedural terms used throughout the code and definitions of land uses listed in tables in Chapter 18.25 CMC. The definitions in this chapter supplement the Standard Industrial Classification Manual (SIC). See Chapter 18.10 CMC for rules on interpretation of the code, including use of these definitions. Development standards are found in Chapters 18.30 through 18.95 CMC.

18.20.010 A definitions. 18.20.007 Abandoned vehicle. An “abandoned vehicle” means any vehicle left upon the property of another without the consent of the owner of such property for a period of 24 hours or longer, except that a vehicle shall not be considered abandoned if its owner or operator is unable to remove it from the place where it is located and so notifies law enforcement officials and requests assistance. 18.20.010 Accessory living quarters. “Accessory living quarters” means living quarters in an accessory building for the use of the occupant or persons employed on the premises, or for temporary use of guests of the occupant. Such quarters have no kitchen and are not otherwise used as a separate dwelling unit. 18.20.015 Accessory use, commercial/industrial. “Accessory use, commercial/industrial” means: (1) A use that is subordinate and incidental to a commercial or industrial use, including but not limited to the following uses: (a) Administrative offices; (b) Employee exercise facilities; (c) Employee food service facilities; (d) Incidental storage of raw materials and finished products sold or manufactured on-site; (e) Business owner or caretaker residence; (f) Cogeneration facilities; (g) Ground maintenance facilities; and (h) Electric vehicle charging stations. (2) Some accessory uses within the scope of this section may be defined separately to enable the code to apply different conditions of approval. 18.20.020 Accessory use, residential. “Accessory use, residential” means: (1) A use, structure, or activity which is subordinate and incidental to a residence including but not limited to the following uses: (a) Accessory living quarters and dwellings; (b) Fallout/bomb shelters; (c) Keeping household pets; (d) On-site rental office;

(e) Pools, private docks, piers; (f) Antennas for private telecommunication services; (g) Storage of yard maintenance equipment; (h) Storage of private vehicles, e.g., motor vehicles, boats, trailers or planes; (i) Greenhouses; or (j) Electric vehicle charging stations. (2) Some accessory uses within the scope of this section may be defined separately to enable the code to apply different conditions of approval. 18.20.025 Accessory use, resource. “Accessory use, resource” means: (1) A use, structure, or part of a structure, which is customarily subordinate and incidental to a resource use including, but not limited to, the following uses: (a) Housing of agricultural workers; or (b) Storage of agricultural products or equipment used on site. (2) Some accessory uses within the scope of this section may be defined separately to enable the code to apply different conditions of approval. 18.20.026 Active recreation space. “Active recreation space” means recreation space that recognizes a higher level of public use than passive recreation space, and that will be developed for organized or intense recreation. Active recreation space includes both the active recreation uses and all necessary support services and facilities. 18.20.027 Adjustment factor. “Adjustment factor” means a factor that, when applied to the reference evapotranspiration, adjusts for plant factors and irrigation efficiently. 18.20.035 Adult entertainment business. “Adult entertainment business” means an adult club, adult arcade or adult theater as those terms are defined in the adult entertainment licensing provisions in CMC Title 5. 18.20.039 Agricultural drainage. “Agricultural drainage” means any stream, ditch, tile system, pipe or culvert primarily used to drain fields for horticultural or livestock activities. 18.20.040 Agricultural product sales. “Agricultural product sales” means the retail sale of items resulting form the practice of agriculture, including crops such as fruits, vegetables, grains, seed, feed, and plants, or animal products such as eggs, milk, and meat. 18.20.042 Agriculture training facility. “Agriculture training facility” means an establishment developed for use by the property owner, its employees, and/or agricultural trainees for training activities which are related to or supportive of the agricultural use of the property and surrounding agricultural activities. Agriculture training facilities may include overnight lodging, meeting rooms, and educational activities. 18.20.050 Airport/heliport.

“Airport/heliport” means any runway, landing area or other facility, excluding facilities for the primary use of the individual property owner which are classified as helistops, designed or used by public carriers or private aircraft for the landing and taking off of aircraft, including the following associated facilities: (1) Taxiways; (2) Aircraft storage and tie-down areas; (3) Hangars; (4) Servicing; and (5) Passenger and air freight terminals. 18.20.053 AKART. “AKART” means all All knownKnown, availableAvailable, and reasonable Reasonable methods of prevention, control and treatmentTreatment. AKART represents the most current methodology that can be reasonably required for preventing, controlling, or abating the pollutants associated with a discharge. The concept of AKART applies to both point and nonpoint sources of pollution. 18.20.055 Alley. “Alley” means an improved thoroughfare or right-of-way, whether public or private, usually narrower than a street, that provides vehicular access to an interior boundary of one or more lots, and is not designed for general traffic circulation. 18.20.056 Alteration. “Alteration” means any human activity that results or is likely to result in an impact upon the existing condition of a critical area or its buffer. “Alteration” includes, but is not limited to, grading, filling, dredging, channelizing, applying herbicides or pesticides or any hazardous substance, discharging pollutants except storm water, grazing domestic animals, paving, constructing, applying gravel, modifying topography for surface water management purposes, cutting, pruning, topping, trimming, relocating or removing vegetation or any other human activity that results or is likely to result in an impact to existing vegetation, hydrology, fish or wildlife or their habitats. “Alteration” does not include passive recreation such as walking, fishing or any other similar activities. 18.20.057 Alternative water sources. “Alternative water sources” means stored rainwater, or treated or recycled wastewater of a quality suitable for uses such as landscape irrigation. Such water is not considered potable. 18.20.059 Amenity area. “Amenity area” means the portion of the street right-of-way between the curb and the clear walk zone of the sidewalk where trees, lighting, and street furnishings are often located. 18.20.060 Amusement arcades. “Amusement arcades” means a building or part of a building in which five or more pinball machines, video games, or other such player-operator amusement devices (excluding juke boxes or gambling-related machines) are operated. 18.20.062 Ancillary wireless communication facility. “Ancillary wireless communication facilities” means any facilities, component, part, equipment, mounting hardware, feed lines, or appurtenance associated with, attached to, or a part of a tower, pole, antenna, ancillary structures, equipment enclosures, or facilities equipment compound, and located within, above, or below the facilities equipment compound. Also includes any form of development associated with a wireless communications facility, including but not limited to foundations, concrete slabs on grade, guy anchors and transmission cable supports. Animal care.

“Animal care” means any indoor commercial facility where pet animals are groomed, trained, boarded (including pet day care), or provided medical treatment (such as veterinary clinics and animal hospitals). The use does not include kennels or adoption shelters. Retail sales may be incidental and the use may include ancillary outdoor space. 18.20.065 Animal, domestic. “Animal, domestic” means any animal other than livestock that lives and breeds in a tame condition including, but not limited to: dogs, cats, small birds, hares, rabbits, hamsters, guinea pigs, nonvenomous reptiles and amphibians, and other animals normally associated with a dwelling unit which are kept as household pets. 18.20.066 Animal unit. “Animal unit” means one equine or bovine, two ponies, or five small livestock. 18.20.067 Antenna(s). “Antenna(s)” means an apparatus designed for the purpose of emitting radio frequency (RF) radiation, to be operated or operating from a fixed location pursuant to FCC authorization, for the provision of personal wireless service and any commingled information services. For purposes of this definition, the term “antenna” does not include an unintentional radiator, mobile station, or device authorized under 47 CFR Part 15. 18.20.068 Antenna(s) array. “Antenna(s) array” means one or more antennas and their associated ancillary facilities that share a common attachment device, such as a mounting frame or mounting support. 18.20.068.5 Antenna(s), flush-mounted. “Antennas, flush-mounted” are antennas or antenna array attached directly to the face of the tower, pole, or building, such that no portion of the antenna extends above the height of the tower, pole, or building. Where a maximum flush mounting distance is given, that distance shall be measured from the outside edge of the support structure or building to the inside edge of the antenna. 18.20.070 Applicant. “Applicant” means a property owner, a public agency or a public or private utility that owns a right-of-way or other easement or has been adjudicated the right to such an easement under RCW 8.08.040, or any person or entity designated or named in writing by the property or easement owner to be the applicant, in an application for a development proposal, permit or approval. 18.20.072 Application rate. “Application rate” means the depth of water applied to an area expressed in inches per hour. 18.20.072.5 Aquatic area. “Aquatic area” means any nonwetland water feature including all shorelines of the State, rivers, streams, marine waters, inland bodies of open water including lakes and ponds, reservoirs and conveyance systems and impoundments of these features if any portion of the feature is formed from a stream or wetland and if any stream or wetland contributing flows is not created solely as a consequence of storm water pond construction. “Aquatic area” does not include water features that are entirely artificially collected or conveyed storm or wastewater systems or entirely artificial channels, ponds, pools or other similar constructed water features. 18.20.072.8 Articulate. “Articulate” means to give emphasis to or distinctly identify a particular building element. An articulated facade would be the emphasis of elements on the face of a wall including a change in setback, materials, texture, color, roof pitch, or height. (Ord. 10-10 § 3 (Exh. C)) Articulation.

“Articulation” means the giving of emphasis to architectural elements (like windows, balconies, entries, etc.) that create a complementary pattern or rhythm, dividing large buildings into smaller identifiable pieces. See CMC section 18.31.530 for the key articulation provisions that apply to Downtown. Articulation interval. “Articulation interval” means the measure of articulation, the distance before architectural elements repeat. See CMC 18.31.530 for articulation interval provisions that apply to Downtown. Artisan manufacturing. “Artisan manufacturing” means the production of goods by the use of hand tools or small-scale, light mechanical equipment occurring within a fully enclosed building where such production requires no outdoor operations or storage, and where the production, operations, and storage of materials related to production occupy a limited floor area. Typical uses have negligible negative impact on surrounding properties and include, but are not limited to, woodworking and cabinet shops, ceramic studios, jewelry manufacturing and similar types of arts and crafts, production of alcohol, or food processing. 18.20.073 Artist studio. “Artist studio” means an establishment providing a place solely for the practice or rehearsal of various performing or creative arts including, but not limited to, acting, dancing, singing, drawing, painting and sculpting. 18.20.074 Asphalt plant. “Asphalt plant” means any facility involved in the manufacturing and/or distribution of and similar products. 18.20.075 Auction house. “Auction house” means an establishment where the property of others is sold by a broker or auctioneer to persons who attend scheduled sales periods or events. Automotive services. “Automotive services” means any land or facility used for the repair and maintenance of automobiles, motorcycles, trucks, trailers, or similar vehicles including but not limited to body, fender, muffler, or upholstery work, oil change and lubrication, painting, tire service and sales, and excluding dismantling or salvage.

18.20.012 B definitions. 18.20.077 Bank stabilization. “Bank stabilization” means an action taken to minimize or avoid the erosion of materials from the banks of rivers and streams. 18.20.080 Base flood. “Base flood” means a flood having a one percent chance of being equaled or exceeded in any given year, often referred to as the “100-year flood.” 18.20.085 Base flood elevation. “Base flood elevation” means the water surface elevation of the base flood in relation to the National Geodetic Vertical Datum of 1929. 18.20.087 Basement. “Basement” means for purposes of development proposals in a flood hazard area, any area of a building where the floor subgrade is below ground level on all sides. 18.20.088 Basin plan.

“Basin plan” means a plan and all implementing regulations and procedures including, but not limited to, capital projects, public education activities and land use management regulations adopted by ordinance for managing surface and stormwater within the basin. 18.20.089.3 Battery charging station. “Battery charging station” means an electrical component assembly or cluster of component assemblies designed specifically to charge batteries within electric vehicles, which meet or exceed any standards, codes, and regulations set forth by Chapter 19.28 RCW and consistent with rules adopted under RCW 19.27.540. 18.20.089.6 Battery exchange station. “Battery exchange station” means a fully automated facility that will enable an electric vehicle with a swappable battery to enter a drive lane and exchange the depleted battery with a fully charged battery through a fully automated process, which meets or exceeds any standards, codes, and regulations set forth by Chapter 19.27 RCW and consistent with rules adopted under RCW 19.27.540. 18.20.090 Bed and breakfast guesthouse. “Bed and breakfast guesthouse” means a dwelling unit or accessory building within which bedrooms are available for paying guests. 18.20.095 Beehive. Repealed by Ord. 05-15. (Ord. 42-02 § 2 (21A.06.095)) 18.20.096 Belt course. “Belt course” means a molding or projecting course running horizontally along the face of a building. A course may be comprised of stone, tile, brick, or other material. 18.20.097 Berm. “Berm” means a linear mound or series of mounds of sand and/or gravel generally paralleling the water at or landward of the line of ordinary high tide. Also, a linear mound used to screen an adjacent site, activity, or operation, such as a parking lot, from transmitting excess noise and glare. 18.20.098 Best management practice. “Best management practice” means a schedule of activities, prohibitions of practices, physical structures, maintenance procedures and other management practices undertaken to reduce pollution or to provide habitat protection or maintenance. 18.20.100 Billboard. “Billboard” means a sign, including both the supporting structural framework and attached billboard faces, used principally for advertising a business activity, use, product, or service unrelated to the primary use or activity of the property on which the billboard is located, excluding off-premises directional or temporary real estate signs. 18.20.105 Bioengineering. “Bioengineering” means the use of vegetation and other natural materials such as soil, wood and rock to stabilize soil, typically against slides and stream flow erosion. When natural materials alone do not possess the needed strength to resist hydraulic and gravitational forces, “bioengineering” may consist of the use of natural materials integrated with human-made fabrics and connecting materials to create a complex matrix that joins with in-place native materials to provide erosion control. 18.20.110 Biologist, qualified. “Qualified biologist” means a person with training and experience in the scientific discipline, and who is a qualified scientific expert with expertise in streams, wetlands or lakes subject matter in accordance with WAC 365-195- 905(4). A qualified professional must have obtained a bachelor of science degree in the biological sciences from an

accredited college or university or who has equivalent educational training and professional experience related to the subject of habitat or species. A qualified professional for wetlands must be a professional wetland scientist with at least two years of full-time work experience as a wetlands professional, including delineating wetlands using the Federal manual and supplements, preparing wetlands reports, conducting function assessments, and developing and implementing mitigation plans. Blank wall. “Blank wall” means as described in CMC 18.31.560. 18.20.112 Bog. “Bog” means a low-nutrient, acidic wetland with organic soils and characteristic bog plants, as described in Washington State Wetland Rating System for Western Washington: 2014 Update (Washington State Department of Ecology Publication No. 14-06-29, Olympia, WA, October 2014 or as subsequently amended). 18.20.115 Book, stationery, video and art supply store. “Book, stationery, video and art supply store” means an establishment engaged in the retail sale of books and magazines, stationery, records and tapes, video and art supplies and is classified as a retail trade and service. 18.20.120 Broadleaf tree. “Broadleaf tree” means a tree characterized by leaves that are broad in width and may include both deciduous and evergreen species. 18.20.122 Buffer, critical area. “Buffer” means a designated area contiguous to a steep slope or landslide hazard area intended to protect slope stability, attenuation of surface water flows and landslide hazards, or a designated area contiguous to and intended to protect and be an integral part of an aquatic area or wetland. 18.20.123 Buffer and transition zone, downtown. “Buffer and transition zone” means an area provided to reduce impacts between two different land uses in the downtown zones. Buffer and transition zones are intended to mitigate undesirable views, noises or glare. They include but are not limited to plant materials, walls, fences and/or significant land area to separate uses. 18.20.125 Building. “Building” means any structure having a roof. 18.20.135 Building envelope. “Building envelope” means area of a lot that delineates the limits of where a building may be placed on the lot. 18.20.140 Building facade. “Building facade” means that portion of any exterior elevation of a building extending from the grade of the building to the top of the parapet wall or eaves, for the entire width of the building elevation. (Ord. 42-02 § 2 (21A.06.140)) 18.20.145 Building, hardware and garden materials store. “Building, hardware and garden materials store” means an establishment engaged in selling lumber and other building materials, feed, or lawn and garden supplies including, but not limited to, uses located in SIC Major Group No. 52 – Building materials, hardware, garden supply, excluding mobile home dealers. 18.20.146 Building height. “Building height” means the height of a structure measured from the average finished grade at a point five feet from the average building face to the finished roof surface, excluding parapets, equipment rooms, equipment enclosures, equipment penthouses, towers, window washing equipment, stairway penthouses and similar areas. (Ord. 10-10 § 3

(Exh. C)) “Building height” means the vertical distance from the average finished grade to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gable of a pitch or hip roof as depicted in the first diagram below. The average finished grade shall be determined by first delineating the smallest square or rectangle that can enclose the building and then averaging the elevations taken at the midpoint of each side of the square or rectangle as depicted in the second diagram below; provided, that the measured elevations do not include berms. See CMC 18.30.210 for exceptions to building height limits.

Figure 18.20.012(1) Measuring building height.

18.20.150 Bulk gas storage tanks. “Bulk gas storage tanks” means a tank from which illuminating, heating, or liquefied gas is distributed by piping directly to individual users. 18.20.155 Bulk retail. “Bulk retail” means an establishment offering the sale of bulk goods to the general public, including limited sales to wholesale customers. These establishments offer a variety of lines of merchandise including but not limited to: food, building, hardware and garden materials, dry goods, apparel and accessories, home furnishings, housewares, drugs, auto supplies, hobby, toys, games, photographic, and electronics. 18.20.157 Business services. 1 “Business services” means goods and services provided by specialized firms to other firms, including, but not limited to, accounting, billing, design, maintenance, printing, supply and delivery, and supply of temporary personnel, etc.

18.20.014 C definitions. 18.20.160 Campground. “Campground” means an area of land developed for recreational use in temporary occupancy, such as: tents or recreational vehicles without hook-up facilities. 18.20.162 Canopy. “Canopy” means an architectural projection that provides weather protection, identity or decoration and is supported by the building to which it is attached. A canopy is comprised of a rigid structure over which a rigid covering is attached. Car-sharing provider. “Car-sharing provider” means a membership-based, licensed, and insured business that offers use of motor vehicles 24 hours a day and seven days a week to members who reserve vehicles in advance, and that charges members for their use by time and/or miles. Car wash. “Car wash” means an automotive service facility with self-propelled car washing equipment or where self-service washing is done by the customer. 18.20.165 Capacity, school. “Capacity, school” means the number of students a school district’s facilities can accommodate district-wide, based on the district’s standard of service, as determined by the school district. 18.20.168 Capital facilities plan, parks and recreation. “Capital facilities, parks” means the facilities or improvements included in the most recent capital facilities plan element of a comprehensive plan adopted pursuant to Chapter 36.70A RCW, and such plan as subsequently amended and adopted by the City Council. Park and recreation facilities include those identified in the following documents, as amended: (1) The capital facilities element of the City of Covington comprehensive plan; (2) The parks and recreation element of the City of Covington comprehensive plan; and (3) The rate study for park land impact fees. 18.20.170 Capital facilities plan, school.

“Capital facilities plan, school” means a district’s facilities plan adopted by the Kent School District school board. 18.20.171 Capital facilities plan, transportation. “Capital facilities plan, transportation” means the transportation capital facilities plan adopted by the City of Covington’s comprehensive plan. 18.20.172 Catastrophic collapse. “Catastrophic collapse” means the collapse of the ground surface by overburden caving into underground voids created by mining. Catastrophic collapse does not include the effects from trough subsidence. 18.20.175 Cattery. “Cattery” means a place where adult cats are temporarily boarded for compensation, whether or not for training. An adult cat is of either sex, altered or unaltered, that has reached the age of six months. 18.20.180 Cemetery, columbarium or mausoleum. “Cemetery, columbarium or mausoleum” means land or structures used for interment of the dead or their remains. For purposes of the code, pet cemeteries are considered a subclassification of this use. 18.20.181 Channel. “Channel” means a feature that contains and was formed by periodically or continuously flowing water confined by banks. 18.20.181.5 Channel edge. “Channel edge” means the outer edge of the water’s bankfull width or, where applicable, the outer edge of the associated channel migration zone. 18.20.182 Channel relocation and stream meander areas. “Channel relocation and stream meander areas” means those areas subject to risk due to stream bank destabilization, rapid stream incision, stream bank erosion, and shifts in the location of stream channels. 18.20.183 Channel migration hazard area, moderate. Repealed by Ord. 06-17. (Ord. 14-05 § 3) 18.20.184 Channel migration hazard area, severe. Repealed by Ord. 06-17. (Ord. 14-05 § 3) 18.20.184.5 Channel migration zone. “Channel migration zone” means those areas within the lateral extent of likely stream channel movement that are subject to risk due to stream bank destabilization, rapid stream incision, stream bank erosion and shifts in the location of stream channels, as shown on Covington’s channel migration zone maps. “Channel migration zone” means the corridor that includes the present channel, the severe channel migration hazard area and the moderate channel migration hazard area. “Channel migration zone” does not include areas that lie behind an , a public road serving as a sole access route, a State or Federal highway or a railroad. “Channel migration zone” may exclude areas that lie behind a lawfully established flood protection facility that is likely to be maintained by existing programs for public maintenance consistent with designation and classification criteria specified by public rule. When a natural geologic feature affects channel migration, the channel migration zone width will consider such natural constraints. 18.20.184.8 Charging levels. “Charging levels” means the standardized indicators of electrical force, or voltage, at which an electric vehicle’s battery is recharged. The terms 1, 2, and 3 are the most common EV charging levels, and include the following specifications:

(1) Level 1 is considered slow charging. (2) Level 2 is considered medium charging. (3) Level 3 is considered fast or rapid charging. 18.20.185 Church, synagogue or temple. “Church, synagogue or temple” means a place where religious services are conducted, including those uses located in SIC Industry No. 866 and including accessory uses in the primary or accessory buildings such as religious education, reading rooms, assembly rooms, and residences for nuns and clergy. This definition does not include facilities for training of religious orders. (Ord. 42-02 § 2 (21A.06.185)) 18.20.190 Classrooms, school. “Classrooms, school” means educational facilities of the district required to house students for its basic educational program. The classrooms are those facilities the district determines are necessary to best serve its student population. Specialized facilities as identified by the district, including but not limited to gymnasiums, cafeterias, libraries, administrative offices, and childcare centers, shall not be counted as classrooms. 18.20.195 Clearing. “Clearing” means the limbing, pruning, trimming, tipping, cutting, or removal of vegetation or other organic plant matter by physical, mechanical, chemical or other means. This includes, but is not limited to, root removal and/or topsoil removal. CMC. “CMC” means Covington Municipal Code. 18.20.205 Cogeneration. “Cogeneration” means the sequential generation of energy and useful heat from the same primary source or fuel for industrial, commercial, or residential heating or cooling purposes. 18.20.207 Commercial recreation. “Commercial recreation” means any recreational activity whose main purpose is to provide indoor or outdoor amusement or entertainment activities. This includes, but is not limited to, skating rinks, pool halls, water slides, miniature golf courses, arcades, bowling alleys, go-carts, batting cages, laser tag, skate park, basketball, ice/hockey rinks, etc. 18.20.210 Communication facility, major. “Major communication facility” means a communication facility for transmission and reception of: (1) UHF and VHF television signals; or (2) FM or AM radio signals. 18.20.215 Communication facility, minor. “Minor communication facility” means a communication facility for transmission and reception of: (1) Two-way and/or citizen band (CB) radio signals; (2) Point-to-point microwave signals; (3) Cellular radio signals; (4) Signals through FM radio translators; or (5) Signals through FM radio boosters under 10 watts effective radiated power (ERP). 18.20.217 Community identification sign.

“Community identification sign” means a sign identifying the location of a community or geographic area such as unincorporated activity centers or rural towns designated by the comprehensive plan or communities recognized and delineated by a recognized unincorporated area Council. (Ord. 42-02 § 2 (21A.06.217)) 18.20.220 Community residential facility (CRF). “Community residential facility (CRF)” means living quarters meeting applicable Federal and State standards that function as a single housekeeping unit and provide supportive services, including but not limited to counseling, rehabilitation and medical supervision, excluding drug and alcohol detoxification which is classified in CMC 18.25.050 as health services. CRFs are further classified as follows: (1) CRF-I: means nine to 10 residents and staff; (2) CRF-II: 11 or more residents and staff. If staffed by nonresident staff, each 24 staff hours per day equals one full-time residing staff member for purposes of subclassifying CRFs. 18.20.223 Commuter parking lot. “Commuter parking lot” means vehicle parking specifically for the purpose of access to a public transit system or for users of carpools or vanpools. 18.20.225 Compensatory storage. “Compensatory storage” means new, excavated storage volume equivalent to any flood storage which is eliminated by building filling or grading within the floodplain. For the purpose of this definition, equivalent flood storage capacity is that which is replaced by equal volume between corresponding one-foot contour intervals which are hydraulically connected to the floodway through their entire depth. 18.20.230 Conditional use permit. “Conditional use permit” means a permit granted by the City to locate a permitted use on a particular property subject to conditions placed on the permitted use to ensure compatibility with nearby land uses. 18.20.235 Conference center. “Conference center” means an establishment developed primarily as a meeting facility, including only facilities for recreation, overnight lodging, and related activities provided for conference participants. 18.20.240 Confinement area. “Confinement area” is any open land area in which livestock are kept where the forage does not meet the definition of a grazing area. 18.20.245 Consolidation. “Consolidation” means the relocation to a consolidated transmission structure of the main transmit antennas of two or more FCC broadcast licensees which prior to such relocation utilized transmission structures located within a 1,500-foot radius of the center of the consolidated transmission structure to support their main transmit antennas. 18.20.247 Construction and trades. “Construction and trades” means establishments that provide services related to construction of buildings and infrastructure, and other improvements to property. Such establishments include, SIC Major Group Nos. 15 through 17, and SIC Industry Group No. 078 – Landscape and horticultural services. 18.20.250 Construction cost per student, school. “Construction cost per student, school” means the estimated cost of construction of a permanent school facility in the district for the grade span of school to be provided, as a function of the district’s facilities standard per grade span and taking into account the requirements of students with special needs.

18.20.252 Conversion factor. “Conversion factor” means a number that converts the water budget allowance from acre-inches per acre per year to gallons per square foot per year or cubic feet per year. 18.20.252.3 Cornice. “Cornice” means the molded and projecting horizontal member that crowns an architectural composition. See CMC 18.31.540 for related design standards. 18.20.252.5 Craft sales. “Craft sales” means the sale of art and craft items crafted by the artist or crafter with his or her own hands, and sold directly by the artist or crafter. Such items do not include commercial kits, molds, patterns, plans, prefabricated forms, or mass-produced items. Craft sales shall be accessory to farmers’ and public markets; provided, that the items are produced in the State of Washington. 18.20.253 Critical aquifer recharge area. “Critical aquifer recharge area” means an area with a critical recharging effect on aquifers used for potable water where an aquifer that is a source of drinking water is vulnerable or susceptible to contamination that would affect the potability of water. This includes: (1) Category I critical aquifer recharge areas which are mapped areas that Covington determined are highly susceptible to ground water contamination and that are located within a sole source aquifer or wellhead protection area; or (2) Category II critical aquifer recharge areas which are areas determined to have medium susceptibility to ground water contamination that is located within a sole source aquifer or within an area approved in accordance with Chapter 246-290 WAC as a wellhead protection area for a municipal or district drinking water system, or an area over a sole source aquifer for a private potable water well in compliance with Department of Ecology and Public Health standards, or are highly susceptible to ground water contamination and are not located in a sole source aquifer or wellhead protection area; or (3) Category III critical aquifer recharge areas include those mapped areas that Covington has determined have low susceptibility to ground water contamination. Susceptibility to ground water contamination occurs where there is a combination of permeable soils, permeable subsurface geology, decreasing hydraulic head with depth. 18.20.254 Critical area. “Critical area” means any area that is required to be protected under the Growth Management Act, Chapter 36.70A RCW. The City’s “critical areas” include the following areas and their required buffers pursuant to Chapter 18.65 CMC: (1) Frequently flooded areas; (2) Critical aquifer recharge areas; (3) Geologic hazard areas; (4) Wetlands; and (5) Wildlife habitat conservation areas, including streams. 18.20.255 Critical drainage area. “Critical drainage area” means an area which has been formally determined by the City of Covington Surface Water Management Department to require more restrictive regulation than County-wide standards afford in order to mitigate severe flooding, drainage, erosion or sedimentation problems which result from the cumulative impacts of development and urbanization.

18.20.260 Critical facility. Repealed by Ord. 10-10. (Ord. 14-05 § 2; Ord. 06-05 § 1; Ord. 23-04 § 9; Ord. 42-02 § 2 (21A.06.260))

18.20.016 D definitions. 18.20.262 Daily care. “Daily care” means medical procedures, monitoring and attention that are necessarily provided at the residence of the patient by the primary provider of daily care on a 24-hour basis. 18.20.265 Day care. “Day care” means an establishment for group care of nonresident adults or children. (1) Day care shall include only SIC Industry No. 835 – Child day care services, SIC Industry No. 8322 – Adult day care centers, and the following: (a) Adult day care, such as adult day health centers or social day care as defined by the Washington State Department of Social and Health Services; (b) Nursery schools for children under minimum age for education in public schools; (c) Privately conducted kindergartens or prekindergartens when not a part of a public or parochial school; and (d) Programs covering after-school care for school children. (2) Day care establishments are subclassified as follows: (a) Day care I – a maximum of 12 adults or children in any 24-hour period; and (b) Day care II – over 12 adults or children in any 24-hour period. 18.20.270 Deciduous. “Deciduous” means a plant species with foliage that is shed annually. 18.20.275 Density credit, transfer (TDC). “Density credit, transfer (TDC)” means the ability to transfer potentially buildable dwelling units from an eligible sending site to an eligible receiving site as provided in this code. 18.20.280 Department. “Department” means the City of Covington Department of Community Development, Public Works or its successor agency. 18.20.285 Department and variety store. “Department and variety store” means an establishment engaged in the retail sale of a variety of lines of merchandise, such as dry goods, apparel and accessories, home furnishings, housewares, including only uses located in SIC Major Group and Industry Nos.: (1) 53 – General merchandise; (2) 5947 – Gift, novelty, and souvenir shops; and (3) 5948 – Luggage and leather goods stores. 18.20.290 Destination resort. “Destination resort” means an establishment for resource-based recreation and intended to utilize outdoor recreational opportunities, including related services, such as food, overnight lodging, equipment rentals, entertainment and other conveniences for guests of the resort. 18.20.295 Developer or applicant.

“Developer” or “applicant” means the person or entity who owns or holds purchase options or other development control over property for which development activity is proposed. Development. “Development” means any land use, activity, or project regulated by CMC Titles 14 through 18, including but not limited to building permits, subdivisions, binding site plans, rezones, conditional use permits, shoreline permits, short plats, or variances. 18.20.300 Development activity. “Development activity” means any residential construction or expansion of a building, structure or use, any change in use of a building or structure, or any change in the use of land that creates additional demand on public infrastructure. 18.20.305 Development agreement. “Development agreement” means a recorded agreement between an applicant and City of Covington which incorporates the site plans, development standards, and/or other features of a development proposal. 18.20.310 Development proposal. “Development proposal” means any activities requiring a permit or other approval from the City of Covington relative to the use or development of land. 18.20.315 Development proposal site. “Development proposal site” means the legal boundaries of the parcel or parcels of land for which an applicant has or should have applied for authority from City of Covington to carry out a development proposal. 18.20.320 Direct traffic impact. “Direct traffic impact” means any increase in vehicle traffic generated by a proposed development, which results in additional daily vehicle trips on any roadway or intersection. 18.20.325 Director. “Director” means the Director of City of Covington Department of Community Development, or his or her designee. 18.20.327 Ditch. “Ditch” means an artificial open channel used or constructed for the purpose of conveying water. 18.20.329 Dormer. “Dormer” means a structural element of a building that protrudes from the plane of a sloping roof surface. Dormers are used, either in original construction or as later additions, to create usable space in the roof of a building by adding headroom and usually also by enabling addition of windows. 18.20.330 Dormitory. “Dormitory” means a residential building that provides sleeping quarters, but not separate dwelling units, and may include common dining, cooking and recreation or bathing facilities. 18.20.331 Draft flood boundary work map. Repealed by Ord. 06-17. (Ord. 14-05 § 3) 18.20.331.5 Drainage. Repealed by Ord. 06-17. (Ord. 26-16 § 13) 18.20.332 Drainage basin.

“Drainage basin” means a drainage area that drains to the Green River or other drainage area that drains directly to Puget Sound. 18.20.333 Drainage facility. “Drainage facility” means a feature, constructed or engineered for the primary purpose of providing drainage, that collects, conveys, stores or treats surface water. A drainage facility may include, but is not limited to, a stream, pipeline, channel, ditch, gutter, lake, wetland, closed depression, flow control or water quality treatment facility and erosion and sediment control facility. 18.20.334 Drainage sub-basin. “Drainage sub-basin” means a drainage area identified as a drainage sub-basin in a City approved basin plan or, if not identified, a drainage area that drains to a body of water that is named and mapped and contained within a drainage basin. 18.20.334.3 Drive-through. “Drive-through” means any use that provides goods and services using a window or microphone while customers remain in their vehicle. 18.20.335 Drop box facility. “Drop box facility” means a facility used for receiving solid waste and recyclable from off-site sources into detachable solid waste containers, including the adjacent areas necessary for entrance and exit roads, unloading and vehicle areas. Drop box facilities normally service the general public with loose loads and may also include containers for separated recyclable. 18.20.340 Drug store. “Drug store” means an establishment engaged in the retail sale of prescription drugs, nonprescription medicines, cosmetics and related supplies, including only uses located in SIC Industry Group and Industry Nos.: (1) 591 – Drug stores and proprietary stores; (2) 5993 – Tobacco stores and stands; and (3) 5999 – Cosmetics stores. 18.20.342 Duplex. “Duplex” means a building containing two separate units with a common wall. 18.20.345 Dwelling unit. “Dwelling unit” means one or more rooms designed for occupancy by a person or family for living and sleeping purposes, containing kitchen facilities and rooms with internal accessibility, for use solely by the dwelling’s occupants; dwelling units include but are not limited to bachelor, efficiency and studio apartments, factory-built housing and mobile homes. 18.20.350 Dwelling unit, accessory. “Dwelling unit, accessory” means a separate, complete dwelling unit attached to or contained within the structure of the primary dwelling, or contained within a separate structure that is accessory to the primary dwelling unit on the premises. 18.20.355 Dwelling unit, multifamily. “Dwelling unit, multifamily” means a dwelling unit contained in a building consisting of three or more dwelling units which may be stacked, or one or more dwellings included in a structure with nonresidential uses. This definition does not include hotels and motels. 18.20.365 Dwelling unit, single-family attached.

See Townhouse and Duplex.“Dwelling unit, single-family attached” means a building containing one dwelling unit that occupies space from the ground to the roof, and is attached to one or more other dwelling units by common walls. 18.20.370 Dwelling unit, single-family detached. “Dwelling unit, single-family detached” means a detached building containing one dwelling unit. Dwelling unit, townhouse. “Townhouse” means a single-family dwelling unit in a group of two or more attached units in which each unit extends from foundation to roof and with a yard or exterior access on at least two sides. Each townhouse shall be on a separate lot.

18.20.018 E definitions. 18.20.375 Earth station. “Earth station” means a communication facility which transmits and/or receives signals to and from an orbiting satellite using satellite dish antennas. 18.20.377 Ecosystem. “Ecosystem” means the complex of a community of organisms and its environment functioning as an ecological unit. 18.20.380 Effective radiated power. “Effective radiated power” means the product of the antenna power input and the numerical antenna power gain. 18.20.385 Electric scooters and motorcycles. “Electric scooters and motorcycles” means any two-wheel vehicle that operates exclusively on electrical energy from an off-board source that is stored in the vehicle’s batteries and produces zero emissions or pollution when stationary or operating. (Ord. 19-11 § 1 (Exh. 1)) 18.20.385.3 Electric vehicle. “Electric vehicle” means any vehicle that operates, either partially or exclusively, on electrical energy from the grid, or an off-board source, that is stored on-board for motive purpose. “Electric vehicle” includes: (1) a battery electric vehicle; (2) a plug-in hybrid electric vehicle; (3) a neighborhood electric vehicle; and (4) a medium-speed electric vehicle. 18.20.385.6 Electric vehicle charging station. “Electric vehicle charging station” means a public or private parking space that is served by battery charging station equipment that has as its primary purpose the transfer of electric energy (by conductive or inductive means) to a battery or other energy storage device in an electric vehicle. An electric vehicle charging station equipped with Level 1 or Level 2 charging equipment is permitted outright as an accessory use to any principal use. 18.20.385.9 Electric vehicle charging station – Restricted. “Electric vehicle charging station – restricted” means an electric vehicle charging station that is (1) privately owned and restricted access (e.g., single-family home, executive parking, designated employee parking) or (2) publicly owned and restricted (e.g., fleet parking with no access to the general public). (Ord. 19-11 § 1 (Exh. 1)) 18.20.385.12 Electric vehicle charging station – Public. “Electric vehicle charging station – public” means an electric vehicle charging station that is (1) publicly owned and publicly available (e.g., park and ride parking, public library parking lot, on-street parking) or (2) privately owned and publicly available (e.g., shopping center parking, non-reserved parking in multifamily parking lots). (Ord. 19-11 § 1 (Exh. 1))

18.20.385.15 Electric vehicle infrastructure. “Electric vehicle infrastructure” means structures, machinery, and equipment necessary and integral to support an electric vehicle, including battery charging stations, rapid charging stations, and battery exchange stations. Electric vehicle parking facility. “Electric vehicle parking facility” means a standalone use designed and intended for the exclusive parking and charging of electric vehicles. When privately operated, it is often, but not always, associated with a specific vehicle brand or models. The term does not include electric vehicle parking spaces required by this code. 18.20.385.18 Electric vehicle parking space. “Electric vehicle parking space” means any marked parking space that identifies the use to be exclusively for the parking of an electric vehicle and which is installed with electric vehicle supply equipment (EVSE). Electric vehicle supply equipment (EVSE). “Electric vehicle supply equipment (EVSE)” means the hardware installed specifically for the purpose of transferring energy between the premises wiring and an electric vehicle. The hardware includes conductors, electric vehicle connectors, attachment plugs, and all other fittings, devices, power outlets, or apparatus. 18.20.390 Electrical substation. “Electrical substation” means a site containing equipment for the conversion of high voltage electrical power transported through transmission lines into lower voltages transported through distribution lines and suitable for individual users. 18.20.392 Emergency. “Emergency” means an occurrence during which there is imminent danger to the public health, safety and welfare, or that poses an imminent risk of property damage or personal injury or death as a result of a natural or human-made catastrophe, as determined by the Director. 18.20.393 Emergency care facility. “Emergency care facility” means any facility providing 24-hour emergency medical care. Emergency housing. Defined by RCW 36.70A.030. Emergency shelter. Defined by RCW 36.70A.030. 18.20.395 Energy resource recovery facility. “Energy resource recovery facility” means an establishment for recovery of energy in a usable form from mass burning or refuse-derived fuel incineration, pyrolysis or any other means of using the heat of combustion of solid waste. 18.20.397 Engineer, civil, geotechnical and structural. “Engineer, civil, geotechnical and structural” means: (1) “Civil engineer” means an engineer who is licensed as a professional engineer in the branch of civil engineering by the State of Washington under Chapter 18.43 RCW; (2) “Engineering geologist” means a licensed professional by the State of Washington meeting the requirements of Chapter 18.220 RCW; and (3) “Structural engineer” means an engineer who is licensed as a professional engineer in the branch of structural engineering by the State of Washington under Chapter 18.43 RCW.

18.20.400 Enhancement. “Enhancement” means, for the purposes of critical area regulation, an action that improves the structure and functions of ecosystems and habitats associated with critical areas or their buffers. Enhancement results in a gain in some critical area function(s) but may also lead to a decline in other functions, but does not result in a gain in critical area extent. 18.20.405 Equipment, heavy. “Equipment, heavy” means high-capacity mechanical devices for moving earth or other materials, and mobile power units including, but not limited to: (1) Carryalls; (2) Graders; (3) Loading and unloading devices; (4) Cranes; (5) Drag lines; (6) Trench diggers; (7) Tractors; (8) Augers; (9) Bulldozers; (10) Concrete mixers and conveyers; (11) Harvesters; (12) Combines; or (13) Other major agricultural equipment and similar devices operated by mechanical power as distinguished from manpower. 18.20.410 Erosion. “Erosion” means the wearing away of the ground surface as the result of the movement of wind, water or ice. 18.20.415 Erosion hazard area. “Erosion hazard area” means an area underlain by soils that is subject to severe erosion when disturbed, including areas likely to become unstable, such as bluffs, steep slopes, and areas with unconsolidated soils. The soils subject to severe erosion include, but are not limited to, those classified as having a severe to very severe erosion hazard according to the Department of Agriculture Soil Conservation Service, the 1973 King County Soils Survey or any subsequent revisions or addition by or to these sources such as any occurrence of river wash (“Rh”) and any of the following when the soils occur on slopes inclined at 15 percent or more: (1) The Alderwood gravelly sandy loam (“AgD”); (2) The Alderwood and Kitsap soils (“AkF”); (3) The Beausite gravelly sandy loam (“BeD” and “BeF”); (4) The Kitsap silt loam (“KpD”); (5) The Ovall gravelly loam (“OvD” and “OvF”); (6) The Ragnar fine sandy loam (“RaD”); and (7) The Ragnar-Indianola Association (“RdE”).

18.20.418 Essential public facility. “Essential public facility” means a facility necessary to protect the public health, safety and welfare, including, but not limited to, a facility defined under the occupancy categories of “essential facilities,” “hazardous facilities,” “critical facilities” and “special occupancy structures” in the structural forces chapter or succeeding chapter in CMC Title 15. Critical facilities also include nursing and personal care facilities, schools, senior citizen assisted housing, public roadway bridges and sites that produce, use or store hazardous substances or hazardous waste, not including the temporary storage of consumer products containing hazardous substances or hazardous waste intended for household use or for retail sale on the site. 18.20.420 Evergreen. “Evergreen” means a plant species with foliage that persists and remains green year-round. 18.20.425 Examiner. “Examiner” means the Hearing Examiner as established by Chapter 2.25 CMC. 18.20.427 Expansion. “Expansion” means the act or process of increasing the size, quantity or scope.

18.20.020 F definitions. 18.20.430 Fabric shop. “Fabric shop” means an establishment engaged in the retail sale of sewing supplies and accessories, including only uses located in SIC Industry Nos.: (1) 5949 – Sewing, needlework, and piece goods stores; and (2) Awning shops, banner shops, and flag shops found in 5999. 18.20.433 Facade. “Facade” means the portion of any exterior elevation of the building extending from grade to the top of the parapet, wall or eaves and extending the entire length of the building. 18.20.435 Facilities standard. “Facilities standard” means the space required by grade span, and taking into account the requirements of students with special needs, which is needed in order to fulfill the educational goals of the school district as identified in the district’s capital facilities plan. 18.20.440 Factory-built commercial building. “Factory-built commercial building” means any structure that is either entirely or substantially prefabricated or assembled at a place other than a building site; and designed or used for nonresidential human occupancy. 18.20.445 Fairground. “Fairground” means a site permanently designated and improved for holding a County fair, as provided in Chapters 15.76 and 36.37 RCW, or for holding similar events, including, but not limited to: (1) Carnivals; (2) Circuses; (3) Expositions; (4) Animal shows; and (5) Exhibitions and/or demonstrations of farm and home products with accompanying entertainment and amusements.

18.20.450 Family. “Family” means an individual; two or more persons related by blood or marriageliving together as a single housekeeping unit,; or a group living arrangement of two or more persons who receive supportive services such as counseling, foster care, or medical supervision at the dwelling unit by resident or nonresident staffdisabled residents protected under the Federal Housing Act Amendments, who are not related by blood or marriage, living together as a single housekeeping unit; a group of eight or fewer residents, who are not related by blood or marriage, living together as a single housekeeping unit; or a group living arrangement where eight or fewer residents receive supportive services such as counseling, foster care, or medical supervision at the dwelling unit by resident or nonresident staff. For purposes of this definition, minors living with parent shall not be counted as part of the maximum number of residents. 18.20.451.5 Farmers’ market. “Farmers’ market” means a site where farmers sell locally grown, produced, caught, or gathered fruits, vegetables, herbs, nuts, honey, dairy products, eggs, poultry, mushrooms, meats, fish, flowers, nursery stock, and plants. One hundred percent of the items for sale under this definition must be grown, produced, caught, or gathered in the State of Washington. Up to 30 percent of a farmers’ market’s total number of vendor spaces may consist of resellers and/or accessory uses. 18.20.452 Feasible. “Feasible” means capable of being done or accomplished. 18.20.455 Federal Emergency Management Agency (FEMA) floodway. “Federal Emergency Management Agency floodway” means the channel of the stream and that portion of the adjoining floodplain that is necessary to contain and discharge the base flood flow without increasing the base flood elevation more than one foot. 18.20.460 Feed store. “Feed store” means an establishment engaged in retail sale of supplies directly related to the day to day activities of agricultural production. 18.20.461 Federal Emergency Management Agency. “Federal Emergency Management Agency” means the independent Federal agency that, among other responsibilities, oversees the administration of the National Flood Insurance Program. 18.20.463 Fen. “Fen” means a wetland that receives some drainage from surrounding mineral soil and includes peat formed mainly from Carex and marsh-like vegetation. 18.20.465 Fence. “Fence” means a barrier for the purpose of enclosing space or separating lots, composed of: (1) Masonry or concrete walls, excluding retaining walls; or (2) Wood, metal or concrete posts connected by boards, rails, panels, wire or mesh. 18.20.467 Financial guarantee. “Financial guarantee” means a form of financial security posted to ensure timely and proper completion of improvements, to ensure compliance with the City of Covington Municipal Code, and/or to warranty materials, workmanship of improvements, and design. Financial guarantees include assignments of funds, cash deposit, and surety bonds, and or other forms of financial security acceptable to the Director. For the purposes of this title, the terms performance guarantee, maintenance guarantee, and defect guarantee are considered subcategories of financial guarantee.

18.20.468 Fire capital facilities and equipment plan. “Fire capital facilities and equipment plan” means the Puget Sound Regional Fire Authority’s (RFA’s) capital improvement plan adopted by the RFA’s governing board consisting of: (1) An inventory of existing capital facilities and equipment owned by the RFA, their locations, and capacities. (2) An identification of demands expected to be placed on existing fire protection facilities and equipment by the impacts of projected new development over a 20-year period. (3) A forecast of future capital facilities and equipment necessary to meet the RFA’s adopted level of service with the increased service demand of future growth within the RFA. (4) The proposed locations of expanded or new capital facilities and equipment and the associated timeline for construction or expansion. (5) At least a six-year financing component, updated as necessary to maintain at least a six-year forecast period, for financing needed for fire protection facilities within projected funding levels, and identifying sources of financing for such purposes, including bond issues. (6) Any other long range projects planned by the RFA. 18.20.468.5 Fire protection facilities.2 “Fire protection facilities” means fully equipped fire stations, administrative offices, training grounds and structures, maintenance facilities and other specialized facilities required for the RFA to locate, house or expedite the timely arrival of firefighting and emergency medical equipment necessary to deliver emergency response services within the RFA’s service area. Firewall. “Firewall” means a wall with fire-resistance rating and protected openings, which restricts the spread of fire and extends continuously from the foundation to or through the roof, with sufficient structural stability under fire conditions to allow collapse of construction on either side without collapse of the wall. Exterior firewalls are a type of blank wall subject to the design standards of CMC 18.31.560. 18.20.469 Fish and wildlife habitat conservation areas. “Fish and wildlife habitat conservation areas” are areas that have been identified as critically important to maintaining specific types of fish, wildlife, and plant species in Covington. Areas necessary for maintaining species in suitable habitats within their natural geographic distribution so that isolated subpopulations are not created as designated by WAC 365-190-130(2) or defined as habitats and species of local importance in Chapter 18.65 CMC, Article VI. 18.20.470 Flood fringe, zero-rise. “Zero-rise flood fringe” means that portion of the floodplain outside of the zero-rise floodway. The zero-rise flood fringe is generally associated with standing water rather than rapidly flowing water. 18.20.475 Flood hazard area. “Flood hazard area” means any area subject to inundation by the base flood or risk from channel migration including, but not limited to, an aquatic area, wetland or closed depression. 18.20.477 Flood hazard boundary map. “Flood hazard boundary map” means the initial insurance map issued by FEMA that identifies, based on approximate analyses, the areas of the one percent annual chance, 100-year, flood hazard within the community. 18.20.478 Flood hazard data. “Flood hazard data” means data or any combination of data available from Federal, State or other sources including, but not limited to, maps, critical area studies, reports, historical flood hazard information, channel migration zone

maps or studies or other related engineering and technical data that identify floodplain boundaries, regulatory floodway boundaries, base flood elevations, or flood cross sections. 18.20.480 Flood insurance rate map. “Flood insurance rate map” means the insurance and floodplain management map produced by FEMA that identifies, based on detailed or approximate analysis, the areas subject to flooding during the base flood. 18.20.485 Flood insurance study for Covington. “Flood insurance study for Covington” means the official report provided by FEMA that includes flood profiles and the flood insurance rate map. 18.20.490 Flood protection elevation. “Flood protection elevation” means an elevation that is one foot above the base flood elevation. 18.20.492 Flood protection facility. “Flood protection facility” means a structure that provides protection from flood damage. Flood protection facility includes, but is not limited to, the following structures and supporting infrastructure: (1) Dams or water diversions, regardless of primary purpose, if the facility provides flood protection benefits; (2) Flood containment facilities such as levees, dikes, berms, walls and raised banks, including pump stations and other supporting structures; and (3) Bank stabilization structures, often called revetments. 18.20.495 Floodplain. “Floodplain” means the total area subject to inundation by the base flood, synonymous with 100-year floodplain. The land area susceptible to being inundated by stream-derived waters with a one percent chance of being equaled or exceeded in any given year. The limits of this area are based on flood regulation ordinance maps or a reasonable method that meets the objectives of the SMA (WAC 173-22-030(2)). 18.20.500 Floodproofing, dry. “Dry floodproofing” means adaptations that make a structure that is below the flood protection elevation watertight with walls substantially impermeable to the passage of water and with structural components capable of and with sufficient strength to resist hydrostatic and hydrodynamic loads including buoyancy. 18.20.505 Floodway, zero-rise. “Zero-rise floodway” means the channel of a stream and that portion of the adjoining floodplain that is necessary to contain and discharge the base flood flow without any measurable increase in base flood elevation. (1) For the purpose of this definition, “measurable increase in base flood elevation” means a calculated upward rise in the base flood elevation, equal to or greater than 0.01 feet, resulting from a comparison of existing conditions and changed conditions directly attributable to alterations of the topography or any other flow obstructions in the floodplain. “Zero-rise floodway” is broader than that of the FEMA floodway but always includes the FEMA floodway. (2) “Zero-rise floodway” includes the entire floodplain unless a critical areas report demonstrates otherwise. Floor. “Floor” means the same thing as “story.” Floor area, gross. “Floor area, gross” (GFA) means the floor area within the inside perimeter of the exterior walls of the building under consideration, exclusive of vent shafts and courts, without deduction for corridors, stairways, ramps, closets, the thickness of interior walls, columns, or other features. The floor area of a building, or portion thereof, not

provided with surrounding exterior walls shall be the usable area under the horizontal projection of the roof or floor above. Floor area, net. “Floor area, net” (NFA) means the actual occupied floor area, not including unoccupied accessory areas such as corridors, stairways, ramps, toilet rooms, mechanical rooms, and closets. Shared residential storage areas and commercial and industrial storage/stock areas are considered occupied areas for the purpose of this definition. 18.20.507 Floor area ratio (FAR). “Floor area ratio (FAR)” means the gross floor area of all buildings permitted on a lot divided by the area of the lot. The permitted building floor area is calculated by multiplying the maximum FAR specified by the zoning district by the total area of the parcel. (Ord. 10-10 § 3 (Exh. C)) 18.20.510 Florist shop. “Florist shop” means an establishment engaged in the retail sale of flowers and plants, including only uses located in SIC Industry Nos.: (1) 5992 – Florists; and (2) 5999 – Artificial flowers. 18.20.512 Footprint. “Footprint” means the area encompassed by the foundation of a structure including building overhangs if the overhangs do not extend more than 18 inches beyond the foundation and excluding uncovered decks. 18.20.513 Footprint, development. “Footprint, development” means the area encompassed by the foundations of all structures including paved and impervious surfaces. 18.20.515 Forest land. Repealed by Ord. 06-17. (Ord. 42-02 § 2 (21A.06.515)) 18.20.520 Forest practice. “Forest practice” means any forest practice as defined in RCW 79.06.020. 18.20.521 Forest practice, Class IV-G nonconversion. “Forest practice, Class IV-G nonconversion” means a Class IV general forest practice, as defined in WAC 222-16- 050, on a parcel for which there is a City-approved long-term forest management plan. 18.20.525 Forest product sales. “Forest product sales” means the sale of goods produced, extracted, consumed, gathered or harvested from a forest including, but not limited to: (1) Trees; (2) Wood chips; (3) Logs; (4) Fuel wood; (5) Cones; (6) Christmas trees; (7) Berries; (8) Herbs; or

(9) Mushrooms. 18.20.530 Forest research. “Forest research” means the performance of scientific studies relating to botany, hydrology, silviculture, biology and other branches of science in relation to management of forest lands, including only uses located in SIC Industry Nos.: (1) 8731 – Commercial physical and biological research; (2) 8733 – Noncommercial research organizations; and (3) 8734 – Testing laboratories. 18.20.531 Fowl. “Fowl” means domesticated Anseriformes (such as ducks, geese, swans, and similar) and Galliformes (such as chickens, turkeys, pheasants, and similar) which are legally held in captivity. 18.20.532 Fully accessible. “Fully accessible” means a building, structure or facility (public or private) that is in compliance with the Federal provisions of the Americans with Disabilities Act, including the supplemental Accessibility Guidelines for Buildings and Facilities. 18.20.533 Fully contained community (FCC). “Fully contained community (FCC)” means a site-specific development project consisting of conceptual site plan(s), development standards, processing and other elements, and which is consistent with the criteria provided in RCW 36.70A.350. 18.20.535 Furniture and home furnishings store. “Furniture and home furnishings store” means an establishment engaged in the retail sale of household furniture and furnishings for the home, including only uses located in SIC Major Group and Industry Nos.: (1) 57 – Home furniture, furnishings, and equipment stores, except Industry Group No. 573; and (2) Baby carriages, cake decorating supplies, hot tubs, picture frames (ready-made), swimming pools (above- ground, not site-built), telephone stores and typewriter stores found in 5999.

18.20.022 G definitions. 18.20.536 Gable roof. “Gable roof” means a double sloping roof with a ridge and a triangular wall section, i.e., a gable, at each end bounded by the two roof slopes. 18.20.537 Gambling. “Gambling” means staking or risking something of value upon the outcome of a contest of chance or a future contingent event not under the person’s control or influence, upon an agreement or understanding that the person or someone else will receive something of value in the event of a certain outcome. Gambling does not include fishing derbies as defined by State law, pari-mutuel betting as authorized by Chapter 67.16 RCW, bona fide business transactions valid under the law of contracts including, but not limited to, contracts for the purchase or sale at a future date of securities or commodities, and agreements to compensate for loss caused by the happening of chance including, but not limited to, contracts of indemnity or guarantee and life, health, or accident insurance. In addition, a contest of chance which is specifically excluded from the definition of lottery under this chapter shall not constitute gambling. Gasoline station.

“Gasoline station” means a retail use primarily involving automobile fuels. This includes specialized structures for selling fuel and fuel storage tanks, often underground. These establishments may include incidental retail sales. See also “car wash” and “automotive services”. 18.20.540 General business service. “General business service” means an establishment engaged in providing services to businesses or individuals, with no outdoor storage or fabrication, including only uses located in SIC Major Group Nos.: (1) 60 – Depository institutions; (2) 61 – Nondepository credit institutions; (3) 62 – Security and commodity brokers, dealers, exchanges, and services; (4) 63 – Insurance carriers; (5) 65 – Real estate, except 653 (real estate agents and directors); (6) 67 – Holding and other investment offices; (7) 7299 – Miscellaneous personal services, not elsewhere classified; (8) 73 – Business services, except Industry Group and Industry Nos.: (a) 7312 – Outdoor advertising services; and (9) 86 – Membership organizations, including administrative offices of organized religions found in 8661, but excluding churches and places of worship. 18.20.545 Geologist. “Geologist” means a person who holds a current license as a geologist or engineering geologist from the Washington State Geologist Licensing Board. 18.20.550 Geotechnical engineer. “Geotechnical engineer” means a practicing geotechnical/civil engineer licensed as a professional civil engineer by the State of Washington who has at least four years of professional employment as a geotechnical engineer. 18.20.555 Golf course facility. “Golf course facility” means a recreational facility, under public or private ownership, designed and developed for golf activities with accessory uses including, but not limited to: (1) A driving range; (2) Miniature golf; (3) Pro shops; (4) Caddyshack buildings; (5) Swimming pools, tennis courts and other related recreational facilities; (6) Restaurants; (7) Office and meeting rooms; and (8) Related storage facilities. 18.20.556 Government services. “Government services” means a use or facility of any unit of government that provides a direct service to people. This definition excludes jails, parks, transit centers, park and rides, utility yards, sewage treatment plants, schools, golf courses and airports.

18.20.557 Grade. “Grade” means the elevation of the ground surface. “Existing grade,” “finish grade” and “rough grade” are defined as follows: (1) “Existing grade” means the grade before grading; (2) “Finish grade” means the final grade of the site that conforms to the approved plan; and (3) “Rough grade” means the grade that approximately conforms to the approved plan. 18.20.560 Grade span. “Grade span” means the categories into which a district groups its grades of students; i.e., elementary, middle or junior high school, and high school. 18.20.565 Grading. “Grading” means the physical manipulation of the earth’s surface and/or drainage pattern in preparation for an intended use or activity. “Grading” means any excavation, filling, removing the duff layer or any combination thereof. 18.20.570 Grazing area. “Grazing area” means any open land area used to pasture livestock in which suitable forage is maintained over 80 percent of the area at all times of the year. 18.20.575 Ground cover. “Ground cover” means living plants designed to grow low to the ground (generally one foot or less) and intended to stabilize soils and protect against erosion. 18.20.575.5 Ground water. Repealed by Ord. 06-17. (Ord. 26-16 § 15) 18.20.576 Group assembly. “Group assembly” means any facility that provides for the regular assembly of individuals for entertainment or social purposes.

18.20.024 H definitions. 18.20.577 Habitat. “Habitat” means the locality, site and particular type of environment occupied by an organism at any stage in its life cycle. 18.20.578 Habitat, fish. “Habitat, fish” means habitat that is used by fish at any life stage at any time of the year including potential habitat likely to be used by fish. “Fish habitat” includes habitat that is upstream of, or landward of, human-made barriers that are currently used by fish or could be accessible to, and could be used by, fish upon removal of the barriers. This includes off-channel habitat, flood refuges, channels, streams and wetlands. Habitable floor. “Habitable floor” means any floor used or able to be converted to use for living purposes, which includes working, sleeping, eating, cooking, or recreation, or a combination thereof. A floor useable only for storage or parking is not a habitable floor. An unfinished basement or attic which could be finished and converted to habitable space shall be counted as a habitable floor. 18.20.580 Hazardous household substance.

“Hazardous household substance” means a substance as defined in RCW 70.105.010. 18.20.582 Hazardous liquid and gas transmission pipeline. “Hazardous liquid and gas transmission pipeline” means hazardous liquid and gas transmission pipelines as defined by RCW 81.88.040 and WAC 480-93-005. 18.20.585 Hazardous substance. “Hazardous substance” means a substance as defined in RCW 70.105.010. 18.20.590 Heavy equipment and truck repair. “Heavy equipment and truck repair” means the repair and maintenance of self-powered, self-propelled or towed mechanical devices, equipment and vehicles used for commercial purposes, such as tandem axle trucks, graders, backhoes, tractor trailers, cranes, lifts, but excluding automobiles and pick-up trucks under 10,000 pounds, recreational vehicles, boats and their trailers. 18.20.595 Helistop. “Helistop” means an area on a roof or on the ground used for the takeoff and landing of helicopters for the purpose of loading or unloading passengers or cargo but not including fueling service, hangers, maintenance or overhaul facilities. 18.20.596 Hip roof. “Hip roof” means a roof that slopes down to the eaves on all four sides without gables. 18.20.597 Historic resource. Repealed by Ord. 16-17. (Ord. 42-02 § 2 (21A.06.597)) 18.20.598 Historic resource inventory. Repealed by Ord. 16-17. (Ord. 42-02 § 2 (21A.06.598)) 18.20.599 Historical flood hazard information. “Historical flood hazard information” means information that identifies floodplain boundaries, regulatory floodway boundaries, base flood elevations, or flood cross-sections including, but not limited to, photos, video recordings, high water marks, survey information or news agency reports. 18.20.599.5 Hive. “Hive” means a manufactured receptacle or container prepared for the use of bees that includes movable frames, combs, and substances deposited into the hive by bees. 18.20.600 Hobby, toy, and game shop. “Hobby, toy, and game shop” means an establishment engaged in the retail sale of toys, games, hobby and craft kits, including only uses located in SIC Industry Nos.: (1) 5945 – Hobby, toy and game shops; and (2) 5999 – Autograph and philatelist supply stores, coin shops, and stamps, philatelist-retail (except mail order). 18.20.605 Home industry. “Home industry” means a limited-scale sales, service or fabrication activity undertaken for financial gain, which occurs in a dwelling unit or residential accessory building, or in a barn or other resource accessory building and is subordinate to the primary use of the site as a residence. 18.20.610 Home occupation.

“Home occupation” means a limited-scale service or fabrication activity undertaken for financial gain, which occurs in a dwelling unit or accessory building and is subordinate to the primary use of the site as a residence. incidental to the principal residential use of the dwelling unit. 18.20.611 Hospital. “Hospital” means a building designed and used for medical or surgical diagnosis, treatment and housing of persons under the care of doctors and nurses and including ancillary uses such as cafeterias, florists and patient- and visitor- related services. Rest homes, nursing homes, convalescent homes and clinics are not included. 18.20.613 Hotel. “Hotel” means an establishment in which temporary lodging or temporary boarding and lodging are provided and offered to the public for compensation or for charity and in which ingress and egress to and from all guest rooms are made through an inside lobby or office. Guest rooms must beare accessed from an interior hallway. The use may include ancillary uses, such as, but not limited to, a restaurant, lounge, meeting rooms, banquet rooms, swimming pool, spa, and convention facilities. 18.20.615 Household pets. “Household pets” means small animals that are kept within a dwelling unit. 18.20.620 Hydroelectric generation facility. “Hydroelectric generation facility” means an establishment for the generation of electricity using water sources.

18.20.026 I definitions. 18.20.621 Impact fee. “Impact fee” means a payment of money authorized by State law and this code to be imposed upon development as a condition of development approval to pay for public facilities needed to serve new growth and development. Impact fees include, but are not limited to, transportation impact fees, park impact fees, fire impact fees and school impact fees. “Impact fees” do not include fees imposed to cover the costs of processing applications, inspecting and reviewing plans or other information required to be submitted for purpose of evaluation of an application, or inspecting or monitoring development activity. 18.20.621.1 Impact fee schedule. “Impact fee schedule” means the table of impact fees to be charged per unit of development, computed by the formulas adopted under CMC Title 19, indicating the standard fee amount per dwelling unit or per commercial development that shall be paid as a condition of development within the City. 18.20.622 Impacts. “Impacts” means the effects or consequences of actions. “Environmental impacts” are effects upon the elements of the environment listed in WAC 197-11-444. 18.20.625 Impervious surface. “Impervious surface” means a nonvertical surface artificially covered or hardened so as to prevent or impede the percolation of water into the soil mantle at natural infiltration rates including, but not limited to, roofs, swimming pools and areas that are paved, graveled or made of packed or oiled earthen materials such as roads, walkways or parking areas. “Impervious surface” does not include landscaping and surface water flow control and water quality treatment facilities. 18.20.627 Impoundment. “Impoundment” means a body of water collected in a reservoir, pond or dam or collected as a consequence of natural disturbance events. 18.20.630 Improved public roadways.

“Improved public roadways” means public road rights-of-way that have been improved with at least two travel lanes and are maintained by either City of Covington or the State of Washington. 18.20.632 Improvement. Repealed by Ord. 06-17. (Ord. 26-16 § 16) 18.20.635 Individual transportation and taxi. “Individual transportation and taxi” means an establishment engaged in furnishing individual or small group transportation by motor vehicle, including only uses located in SIC Industry Group and Industry Nos.: (1) 412 – Taxicabs; and (2) 4119 – Local passenger transportation, not elsewhere classified. 18.20.636 Industrial, light. “Industrial, light” means any use engaged in small-scale production, manufacturing, fabrication or distribution, and considered less intensive because such uses do not result in noise, odor, toxic chemicals or other activities posing a hazard to public health and safety. May also include supporting office and retail activities. 18.20.637 Infiltration rate. “Infiltration rate” means the rate of water entry into the soil expressed in inches per hour. 18.20.637.1 In-lieu fee program. “In-lieu fee program” as defined in the Federal Rule published in April 2008, the U.S. Army Corps of Engineers (the Corps) and the U.S. Environmental Protection Agency (EPA) is: A program involving the restoration, establishment, enhancement, and/or preservation of aquatic resources through funds paid to a governmental or non-profit natural resources management entity to satisfy compensatory mitigation requirements. Similar to a mitigation bank, an in-lieu fee program sells compensatory mitigation credits to permittees whose obligation to provide compensatory mitigation is then transferred to the in-lieu program sponsor. 18.20.638 In-stream structure. “In-stream structure” means anything placed or constructed by humans within a stream or river waterward of the ordinary high water mark that either causes or has the potential to cause water impoundment or the diversion, obstruction, or modification of water flow including, but not limited to, weirs, culverts, fill and natural materials and excluding dikes, levees, revetments and other bank stabilization facilities. 18.20.640 Interim recycling facility. “Interim recycling facility” means a site or establishment engaged in collection or treatment of recyclable materials, which is not the final disposal site, and including: (1) Drop boxes; (2) Source-separated, organic waste processing facilities; and (3) Collection, separation and shipment of glass, metal, paper or other recyclables. 18.20.641 Interlocal agreement. “Interlocal agreement” means any agreement between the City and the County or any municipal utility district, fire district, regional fire authority, or school district or any other City or governmental agency. 18.20.641.5 Invasive vegetation. “Invasive vegetation” means a plant species listed as obnoxious weeds on the noxious weed list adopted King County or State of Washington. 18.20.642 Irrigation efficiency.

“Irrigation efficiency” means is the coefficient of the amount of water beneficially used divided by the amount of water applied. This coefficient is derived from actual measurements and an evaluation of the general characteristics of the type of irrigation system and management practices proposed.

18.20.028 J definitions. 18.20.645 Jail. “Jail” means a facility operated by a governmental agency; designed, staffed and used for the incarceration of persons for the purposes of punishment, correction and rehabilitation following conviction of an offense. 18.20.650 Jail farm. “Jail farm” means a farm or camp on which persons convicted of minor law violations are confined and participate in agriculture and other work activities of the facility. 18.20.655 Jewelry store. “Jewelry store” means an establishment engaged in the retail sale of a variety of jewelry products, including only uses located in SIC Industry Nos.: (1) 5944 – Jewelry stores; and (2) Gem stones and rock specimens found in 5999. 18.20.658 Joint use driveway. “Joint use driveway” means a jointly owned and/or maintained vehicular access to two residential or commercial properties. 18.20.659 Joint use parking. “Joint use parking” or “shared parking” means required parking stalls shared by two or more uses with the approval of the City. Joint use parking can be appropriate when different operational characteristics of the land uses allow the parking stalls to be available for each use when there is demand.

18.20.030 K definitions. 18.20.660 Kennel. “Kennel” means a place where adult dogs are temporarily boarded for compensation, whether or not for training. An adult dog is one of either sex, altered or unaltered, that has reached the age of six months. 18.20.661 Kick plate. “Kick plate” means a plate applied to the face of the lower rail of a door or sidelight to protect against abrasion or impact loads. 18.20.662 Kitchen or kitchen facility. “Kitchen” or “kitchen facility” means an area within a building intended for the preparation and storage of food and containing: (1) An appliance for the refrigeration of food; (2) An appliance for the cooking or heating of food; and (3) A sink.

18.20.032 L definitions. 18.20.665 Landfill. “Landfill” means a disposal site or part of a site at which refuse is deposited.

18.20.667 Landscape water features. “Landscape water features” means a pond, pool or fountain used as a decorative component of a development. 18.20.670 Landscaping. “Landscaping” means live vegetative materials required for a development. Said materials provided along the boundaries of a development site is referred to as perimeter landscaping. 18.20.675 Landslide. “Landslide” means episodic downslope movement of a mass including, but not limited to, soil, rock or snow. 18.20.680 Landslide hazard area. “Landslide hazard area” means an area subject to severe risk of landslide, based on a combination of geologic, topographic, and hydrologic factors. They include any areas susceptible to landslide because of any combination of bedrock, soil, slope (gradient), slope aspect, structure hydrology, or other factors, and include, at a minimum, the following: (1) An area with a combination of: (a) Slopes steeper than 15 percent of inclination; (b) Impermeable soils, such as silt and clay, interbedded with granular soils, such as sand and gravel; and (c) Springs or seasonal ground water seepage; (2) Areas of historic failures such as: (a) An area that has shown movement during the Holocene epoch, which is from 10,000 years ago to the present, or that is underlain by mass wastage debris from that epoch; (b) Those areas delineated by the United States Department of Agriculture Natural Resources Conservation Service as having a significant limitation for building site development; (c) Areas designated as quaternary slumps, earthflows, mudflows, lahars, or landslides on maps published by the United States Geological Survey or Washington Department of Natural Resources; (3) An area potentially unstable as a result of rapid stream incision, stream bank erosion or undercutting by wave action including stream channel migration zones; (4) An area that shows evidence of or is at risk from snow avalanches; (5) An area located in a canyon or on an active alluvial fan, presently or potentially subject to inundation by debris flows, or catastrophic flooding, or deposition of stream-transported sediments; (6) Any area with a slope of 40 percent or steeper and with a vertical relief of 10 or more feet except areas composed of bedrock. See also CMC 18.20.1230definition of, Steep slope hazard areas; (7) Slopes having gradients steeper than 80 percent subject to during seismic shaking. See also CMC 18.20.1230definition of, Steep slope hazard areas; (8) Slopes that are parallel or subparallel to planes of weakness (such as bedding planes, joint systems, and fault planes) in subsurface materials. 18.20.682 Large format retail trade and services. “Large format retail” means a retail establishment greater than 100,000 square feet for all structures that offers the sale of goods to the general public, including limited sales to wholesale customers. These uses typically require high parking to building floor area ratios and serve a regional market. 18.20.683A Letter of map amendment.

“Letter of map amendment” means an official determination by FEMA that a property has been inadvertently included in an area subject to inundation by the base flood as shown on a flood hazard boundary map or flood insurance rate map. 18.20.683B Letter of map revision. “Letter of map revision” means a letter issued by FEMA to revise the flood hazard boundary map or flood insurance rate map and flood insurance study for a community to change base flood elevations, and floodplain and floodway boundary delineation. 18.20.684 Level of service (LOS), fire. “Level of service (LOS), fire” means the standards adopted by the Regional Fire Authority for the delivery of fire and emergency medical response services, as set forth in the RFA’s adopted Standard of Cover and reflected in the capital facilities and equipment plan. 18.20.685 Level of service (LOS), traffic. “Level of service (LOS), traffic” means a quantitative measure of traffic congestion identified by a declining letter scale (A-F) as calculated by the methodology contained in the 1985 Highway Capacity Manual Special Report 209, or current edition, or as calculated by another method approved by the Department of Community Development. LOS “A” indicates free flow of traffic with no delays while LOS “F” indicates jammed conditions or extensive delay. (Amended at request of department 2/08; Ord. 42-02 § 2 (21A.06.685)) 18.20.690 Light equipment. “Light equipment” means hand-held tools and construction equipment, such as chain saws, wheelbarrows and post- hole diggers. Liner building. “Liner building” means a building designed to obscure structured parking with permitted uses, generally shallow in depth. 18.20.695 Livestock. “Livestock” means any domestic equines, sheep, goats, bovines, llamas, alpacas, emus, ostriches, and swine, or similar animals. 18.20.697 Livestock facility. “Livestock facility” means an accessory building used to house livestock. 18.20.700 Livestock, large. “Livestock, large” means livestock with a weight of 200 pounds or more. 18.20.705 Livestock sales. “Livestock sales” means the sale of livestock, but not including auctions. 18.20.710 Livestock, small. “Livestock, small” means livestock weighing less than 200 pounds. Live-work. “Live-work” means a dwelling unit within a multifamily dwelling or townhouse dwelling designed to accommodate a small commercial enterprise on the ground floor and a separated but interconnected residential unit above and/or behind. 18.20.715 Loading space.

“Loading space” means a space for the temporary parking of a vehicle while loading or unloading cargo or passengers. 18.20.720 Log storage. “Log storage” means a facility for the open or enclosed storage of logs, which may include repair facilities for equipment used on-site or operations offices. 18.20.725 Lot. “Lot” means a physically separate and distinct parcel of property, which has been created pursuant to CMC Title 17, Subdivisions. 18.20.727 Lot frontage. “Lot frontage” means the shortest distance between the sides of the lot along the boundary abutting the street or private road. 18.20.730 Lot line, interior. “Lot line, interior” means lot lines that delineate property boundaries along those portions of the property which do not abut a street. 18.20.732 Low impact development. “Low impact development (LID)” is a stormwater management, site design, and engineering approach that strives to mimic pre-disturbance hydrologic processes of infiltration, filtration, storage, evaporation, and transpiration by emphasizing conservation, use of on-site natural features, site planning, and distributed stormwater management practices that are integrated into a project design. Specific LID practices and standards are identified and referenced in Chapter 13.25 CMC and CMC Titles 12 and 18.

18.20.034 M definitions. 18.20.733 Maintenance. “Maintenance” means the usual acts to prevent a decline, lapse or cessation from a lawfully established condition without any expansion of or significant change from that originally established condition. Activities within landscaped areas within areas subject to native vegetation retention requirements may be considered “maintenance” only if they maintain or enhance the canopy and understory cover. “Maintenance” includes repair work but does not include replacement work. When maintenance is conducted specifically in accordance with the Maintenance Endangered Species Act Program Guidelines, the definition of “maintenance” in the glossary of those guidelines supersedes the definition of “maintenance” in this section. Maintenance yard. “Maintenance yard” means a facility used as a base of operations for maintaining infrastructure, and usually includes fleet parking, equipment and vehicle shops, indoor and outdoor storage, and offices. 18.20.735 Manufactured home. “Manufactured home” means a structure, transportable in one or more sections, that in the traveling mode is eight body feet or more in width or 32 body feet or more in length; or when erected on site, is 300 square feet or more in area; which is built on a permanent chassis and is designated for use with or without a permanent foundation when attached to the required utilities; which contains plumbing, heating, air-conditioning and electrical systems; and shall include any structure that meets all the requirements of this section, or of Chapter 296-150M WAC, except the size requirements for which the manufacturer voluntarily complies with the standards and files the certification required by the Federal Department of Housing and Urban Development. The term “manufactured home” does not include a “recreational vehicle.” 18.20.740 Manufactured home park.

“Manufactured home park” means a development with two or more improved pads or spaces designed to accommodate mobile homes. 18.20.741 Manufacturing, heavy. “Manufacturing, heavy” means land uses characterized by larger size facilities engaged in the processing of raw materials or parts into finished products. Such facilities may have a higher degree of negative environmental impacts due to the processes employed and operations. 18.20.742 Manufacturing, light. “Manufacturing, light” means land uses characterized by small size facilities where no heavy manufacturing or specialized industrial processes takes place. Typical light manufacturing activities include printing, material testing, and assembly components. Such facilities usually employ less than 100 persons. 18.20.743 Mapping partner. “Mapping partner” means any organization or individual that is involved in the development and maintenance of a draft flood boundary work map, preliminary flood insurance rate map or flood insurance rate map. 18.20.744 Marijuana. “Marijuana” shall have the meaning established pursuant to RCW 69.50.101(v), as currently adopted and hereafter amended. 18.20.744.1 Marijuana processor. “Marijuana processor” shall have the meaning established pursuant to RCW 69.50.101(x), as currently adopted and hereafter amended. 18.20.744.2 Marijuana producer. “Marijuana producer” shall have the meaning established pursuant to RCW 69.50.101(y), as currently adopted and hereafter amended. 18.20.744.3 Marijuana retail outlet. “Marijuana retail outlet” shall have the meaning established pursuant to RCW 69.50.101(oo), as currently adopted and hereafter amended. 18.20.744.4 Marijuana retailer. “Marijuana retailer” shall have the meaning established pursuant to RCW 69.50.101(bb), as currently adopted and hereafter amended. 18.20.744.5 Marijuana-infused products. “Marijuana-infused products” shall have the meaning established pursuant to RCW 69.50.101(cc), as currently adopted and hereafter amended. 18.20.744.6 Marijuana, useable. “Marijuana, useable” or “useable marijuana” shall have the meaning established pursuant to RCW 69.50.101(tt), as currently adopted and hereafter amended. 18.20.745 Marina. “Marina” means an establishment providing docking, moorage space and related activities limited to the provisioning or minor repair of pleasure boats and yachts, and accessory facilities including, but not limited to: (1) Showers; (2) Toilets; and (3) Self-service laundries.

18.20.748 Market manager. “Market manager” means one who oversees the general operations of a farmers’ or public market, which may include: acting as the applicant for a required temporary use permit; acting as the main contact with the City; ensuring compliance with State and municipal law and health regulations; overseeing the setup, operation, and closing of the market each day; recruiting vendors; collecting payment; and promoting the market. 18.20.749 Mass. “Mass” means the physical volume or bulk of a solid body. The mass of a building is its three-dimensional form, bulkiness and relationship to exterior spaces. During the design process, massing is one of many aspects of form considered by an architect or designer and can be the result of both exterior and interior design considerations. Architectural massing can be used to identify a building entry, denote a stairway or simply create visual depth to soften the visual mass of the overall structure. 18.20.750 Material error. “Material error” means substantive information upon which a permit decision is based that is submitted in error or is omitted at the time of permit application. Maximum extent practical. “Maximum extent practical” means the highest level of effectiveness that can be achieved through the use of best available science or technology. In determining what the “maximum extent practical is” the City shall consider, at a minimum, the effectiveness, engineering feasibility, commercial availability, safety and cost of the measures. (Ord. 14-05 § 3) 18.20.750.5 Medical office. “Medical office” means a facility that provides diagnosis and outpatient care on a routine basis but is unable to provide prolonged in-house medical or major surgical care. Medical clinics are included in this definition. 18.20.751 Microwave. “Microwave” means electromagnetic waves with a frequency range of 300 megahertz (MHz) to 300 gigahertz (GHz). 18.20.752 Mitigation. “Mitigation” means sequentially avoiding impacts, minimizing impacts and action taken to compensate for unavoidable adverse impacts to the environment resulting from a development activity or alteration. Mitigation, in the following sequential order of preference, is: (1) Avoiding the impact altogether by not taking a certain action or parts of an action; (2) Minimizing impacts by limiting the degree or magnitude of the action and its implementation by using appropriate technology, or by taking affirmative steps, such as project redesign, relocation, or timing, to avoid or reduce impacts; (3) Rectifying the impact to wetlands, critical aquifer recharge areas, and habitat conservation areas by repairing, rehabilitating, or restoring the affected environment to the conditions existing at the time of the initiation of the project; (4) Reducing or eliminating the impact or hazard over time by preservation and maintenance operations during the life of the action; (5) Compensating for the impact to wetlands, critical aquifer recharge areas, and habitat conservation areas by replacing, enhancing, or providing substitute resources or environments; and (6) Monitoring the hazard or other required mitigation and taking remedial action when necessary. Mitigation for individual actions may include a combination of the above measures.

18.20.753 Mitigation bank. “Mitigation bank” means a property that has been protected in perpetuity and approved by appropriate County, State and Federal agencies expressly for the purpose of providing compensatory mitigation in advance of authorized impacts through any combination of restoration, creation or enhancement of wetlands and, in exceptional circumstances, preservation of adjacent wetlands and wetland buffers or protection of other aquatic or wildlife resources. 18.20.755 Mitigation banking. “Mitigation banking” means a system for providing compensatory mitigation in advance of authorized wetland impacts of development in City of Covington in which credits are generated through restoration, creation, and/or enhancement of wetlands, and in exceptional circumstances, preservation of adjacent wetlands, wetland buffers, and/or other aquatic resources. 18.20.757 Maximum extent practical. “Maximum extent practical” means the highest level of effectiveness that can be achieved through the use of best available science or technology. In determining what the “maximum extent practical is” the City shall consider, at a minimum, the effectiveness, engineering feasibility, commercial availability, safety and cost of the measures. (Ord. 14-05 § 3) 18.20.760 Mixed-use development. “Mixed- use development” means a combination of residential and nonresidential uses within the same building or site as part of an integrated development project with functional interrelationships and coherent physical design. Modulation. “Modulation” means stepping forward or backward a portion of the façade as a means to articulate or add visual interest to the façade. 18.20.765 Monitoring. “Monitoring” means evaluating the impacts of development proposals on biologic, hydrologic and geologic systems and assessing the performance of required mitigation through the collection and analysis of data for the purpose of understanding and documenting changes in natural ecosystems, functions and features including, but not limited to, gathering baseline data. 18.20.770 Monuments, tombstones, and gravestones sales. “Monuments, tombstones, and gravestones sales” means the retail sale of custom stonework products including only uses located in SIC Industry No. 5599 – Monuments, finished to custom order, tombstones and gravestones finished. 18.20.775 Motor vehicle and bicycle manufacturing. “Motor vehicle and bicycle manufacturing” means fabricating or assembling complete passenger automobiles, trucks, commercial cars and buses, motorcycles, and bicycles, including only uses located in SIC Industry Group Nos.: (1) 371 – Motor vehicles and motor vehicle equipment; and (2) 375 – Motorcycles, bicycles, and parts. 18.20.780 Motor vehicle, boat and mobile home dealer. “Motor vehicle, boat and mobile home dealer” means an establishment engaged in the retail sale of new and/or used automobiles, motor homes, motorcycles, trailers, boats or mobile homes, including only uses located in SIC Major Group and Industry Group Nos.: (1) 55 – Automotive dealers and gasoline service stations except: (a) 553 – Auto and home supply stores;

(b) 554 – Gasoline service stations; and (2) Aircraft dealers found in 5599: (a) 527 – Mobile home dealers; and (b) Yacht brokers found in 7389. 18.20.782 Mulch. “Mulch” means any material such as leaves, bark, straw left loose and applied to the soil surface to reduce evaporation. 18.20.783 Museum. “Museum” means any establishment open to the public where works of art, scientific specimens, or other objects of permanent value are kept and displayed. 18.20.785 Municipal water production. Repealed by Ord. 06-17. (Ord. 42-02 § 2 (21A.06.785))

18.20.036 N definitions. 18.20.790 Native vegetation. “Native vegetation” means plant species indigenous to the Puget Sound region that reasonably could be expected to naturally occur on the site. 18.20.795 Naturalized species. Repealed by Ord. 06-17. (Ord. 42-02 § 2 (21A.06.795)) 18.20.797 Net buildable area. “Net buildable area” means the “site area” less the following areas: (1) Areas within a project site that are required to be dedicated for public rights-of-way in excess of 60 feet in width; (2) Critical areas and their buffers to the extent they are required by Chapter 18.65 CMC to remain undeveloped; (3) Areas required for storm water control facilities other than facilities that are completely underground, including, but not limited to, retention or detention ponds, biofiltration swales and setbacks from such ponds and swales; (4) Areas required to be dedicated or reserved as on-site recreation areas; (5) Regional utility corridors; and (6) Other areas, excluding setbacks, required to remain undeveloped. 18.20.800 Nonconformance. “Nonconformance” means any use, improvement or structure established in conformance with City of Covington rules and regulations in effect at the time of establishment that no longer conforms to the range of uses permitted in the site’s current zone or to the current development standards of the code due to changes in the code or its application to the subject property. 18.20.805 Nonhydroelectric generation facility. “Nonhydroelectric generation facility” means an establishment for the generation of electricity by nuclear reaction, burning fossil fuels, or other electricity generation methods. 18.20.810 Non-ionizing electromagnetic radiation (NIER). “Non-ionizing electromagnetic radiation (NIER)” means electromagnetic radiation of low photon energy unable to cause ionization.

18.20.815 Noxious weed. “Noxious weed” means a plant species that is highly destructive, competitive or difficult to control by cultural or chemical practices, limited to any plant species listed on the State noxious weed list in Chapter 16-750 WAC, regardless of the list’s regional designation or classification of the species. 18.20.816 Nursing and personal care facility. “Nursing and personal care facility” means any facility which provides convalescent or chronic care for 24 consecutive hours for three or more patients not related by blood or marriage to the operator, who by reason of illness or infirmity are unable to properly care for themselves.

18.20.038 O definitions. 18.20.819 Open space. “Open space” means areas left predominately in a natural state to create urban separators and greenbelts, sustain native ecosystems, connect and increase protective buffers for environmentally critical areas, provide a visual contrast to continuous development, reinforce community identity and aesthetics, or provide links between important environmental or recreational resources. Open space functions as protection of natural resources and biodiversity, recreation spaces, support for economic development opportunities, development of neighborhood gathering spaces, promotion of public health benefits and civic and cultural infrastructure. 18.20.820 Open-work fence. “Open-work fence” means a fence in which the solid portions are evenly distributed and constitute no more than 50 percent of the total surface area. 18.20.825 Ordinary high water line. “Ordinary high water line (OHWL)” is defined by WAC 77-55-011(16) and means the mark on the shores of all water (e.g., lakes and streams) that will be found by examining the bed and banks and ascertaining where the presence and action of waters are so common and usual and so long continued in ordinary years as to mark upon the soil or vegetation a character distinct from the abutting upland; provided, that in any area where the ordinary high water line cannot be found, the “ordinary high water line” adjoining saltwater is the line of mean higher high water and “ordinary high water line” adjoining freshwater is the elevation of the mean annual flood. 18.20.827 Outdoor commercial. “Outdoor commercial” means a commercial use where the majority of activity occurs outside a permanent structure. “Outdoor commercial” does not include “farmers’ markets” defined in CMC 18.20.451.5 or “public market” as defined in Chapter 18.20. CMC CMC 18.20.940.5. 18.20.829 Outdoor performance center. “Outdoor performance center” means an establishment for the performing arts with open-air seating for audiences. Such establishments may include related services such as food and beverage sales and other concessions. 18.20.830 Outpatient clinic. “Outpatient clinic” means a building designed and used for medical or surgical diagnosis, and treatment of persons under the care of doctors and nurses. No housing of patients is provided at such a facility. 18.20.831 Overburden-cover-to-seam-thickness ratio. “Overburden-cover-to-seam-thickness ratio” means the thickness as measured from the ground surface to the top of the abandoned mine working divided by the extracted thickness of the coal seam, expressed as a ratio. A 10-foot extracted coal seam will have a 10:1 overburden-cover-to-seam-thickness ratio at a depth of 100 feet and a 15:1 overburden-cover-to-seam-thickness ratio at a depth of 150 feet. 18.20.832 Overspray.

“Overspray” means irrigation water applied beyond the landscape area.

18.20.040 P definitions. 18.20.833 Parapet. A parapet is a low wall projecting from the edge of a platform, terrace, or roof. Parapets may rise above the cornice of a building. 18.20.834 Parcel. “Parcel” means the smallest separately segregated unit or plot of land having an identified owner, boundaries, and surface area which is documented for property tax purposes and given a tax lot number by the King County Assessor. 18.20.835 Park and recreation facilities. “Park and recreation facilities” means a site designed or developed for recreational use by the public, including those dedicated parklands, developed parks and associated improvements so designated in the parks and recreation element of the City’s comprehensive plan. 18.20.840 Park service area. “Park service area” means a geographic area in which a defined set of park facilities provides service to development within the area. The entire area within the City limits is the park service area. 18.20.845 Parking lot aisle. “Parking lot aisle” means that portion of the off-street parking area used exclusively for the maneuvering and circulation of motor vehicles and in which parking is prohibited. 18.20.850 Parking lot unit depth. “Parking lot unit depth” means the linear distance within which one parking aisle is flanked by accessible rows of parking stalls as measured perpendicular to the parking aisle. 18.20.855 Parking space. “Parking space” means an area accessible to vehicles, improved, maintained and used for the sole purpose of parking a motor vehicle. 18.20.860 Parking space angle. “Parking space angle” means the angle measured from a reference line, generally the property line or center line of an aisle, at which motor vehicles are to be parked. 18.20.865 Party of record (POR). “Party of record (POR)” means a person who has submitted written comments, testified, asked to be notified or is the sponsor of a petition entered as part of the official City record on a specific development proposal. 18.20.870 Peak hour. “Peak hour” means the hour during the morning or afternoon when the most critical level of service occurs for a particular roadway or intersection. 18.20.872 Pedestrian orientation. “Pedestrian orientation” and “pedestrian-oriented” means designing the built environment with the needs of humans who are walking in mind. Key elements include building height, bulk and placement; streetscape, sidewalk design and connections; and mix and type of land uses. The result should be a walkable community that reinforces urban design goals for the neighborhood. 18.20.873 Pedestrian walkway.

“Pedestrian walkway” means a any surfaced walkway on a site and surfaced walkways which are separate from the traveled portion of a right-of-way or parking lot/driving aisle. 18.20.874 Performing arts center. “Performing arts center” means any facility consisting of stages and seating for the live performance of theatrical or musical works. Ancillary uses such as concessions and gift shops may be included in this use. 18.20.875 Permanent school facilities. “Permanent school facilities” means facilities of a school district with a fixed foundation which are not relocatable facilities. Permanent supportive housing. Defined by RCW 36.70A.030. 18.20.875.5 Person. “Person” means any individual, firm, association, co-partnership, corporation, governmental agency or political subdivision, whether acting by themselves or as a servant, agent or employee. 18.20.876 Personal and beauty service. “Personal and beauty service” means any use that provides services involving the care of a person or of a person’s apparel. Examples include but are not limited to acupressure, barber and beauty shops, massage therapy, laundromats, dry cleaners, shoe repair shops, tailors, and tanning salons. 18.20.880 Personal medical supply store. “Personal medical supply store” means an establishment engaged in the retail sale of eyeglasses, contact lenses, hearing aids, and artificial limbs, including only uses located in SIC Industry Nos.: (1) 5995 – Optical goods stores; and (2) 5999 – Hearing aids and orthopedic and artificial limb stores. 18.20.885 Pet shop. “Pet shop” means an establishment engaged in the retail sale of pets, small animals, pet supplies, or grooming of pets, including only uses located in SIC Industry No. 5999 – Pet shops. 18.20.890 Photographic and electronic shop. “Photographic and electronic shop” means an establishment engaged in the retail sale of cameras and photographic supplies, and a variety of household electronic equipment, including only uses located in SIC Industry Nos.: (1) 5946 – Camera and photographic supply stores; (2) 5999 – Binoculars and telescopes; (3) 5731 – Radio, television, and consumer electronics stores; and (4) 5734 – Computer and computer software stores. 18.20.893 Physical fitness/recreation club. “Physical fitness/recreation club” means a small-scale private facility, often with a specific physical fitness focus such as, but not limited to: exercise equipment, small group exercise, indoor , climbing, martial arts, personal training, dance, and yoga. “Physical fitness/recreation club” does not include “shooting range” as defined in CMC 18.20.1080. 18.20.895 Plant associations of infrequent occurrence. Repealed by Ord. 06-17. (Ord. 42-02 § 2 (21A.06.895))

18.20.897 Plant factor. Repealed by Ord. 06-17. (Ord. 42-02 § 2 (21A.06.897)) 18.20.898 Preliminary flood insurance rate map. “Preliminary flood insurance rate map” means the initial map issued by FEMA for public review and comment that delineates areas of flood hazard. 18.20.899 Potable water. “Potable water” means water suitable for human consumption. 18.20.899.3 Preapplication. “Preapplication” means the meeting(s) or form(s) used by an applicant for a development permit to present initial project intentions to the Department of Community Development or its successor agency. “Preapplication” does not mean application. 18.20.899.5 Preliminary flood insurance study. “Preliminary flood insurance study” means the preliminary report provided by FEMA for public review and comment that includes flood profiles, text, data tables and photographs. 18.20.899.6 Premises.3 “Premises” means any building, lot, parcel of land, or portion of land, whether improved or unimproved, including adjacent sidewalks and parking strips. 18.20.899.7 Prepared food sales. “Prepared food sales” means the sale of freshly made foods, available for sale and immediate consumption on site. Prepared food sales shall be accessory to farmers’ and public markets. 18.20.900 Private. “Private” means solely or primarily for the use of residents or occupants of the premises; e.g., a noncommercial garage used solely by residents or their guests is a private garage. 18.20.905 Private storm water management facility. Repealed by Ord. 06-17. (Ord. 42-02 § 2 (21A.06.905)) 18.20.908 Processed food sales. “Processed food sales” means the sale of fresh food products that have been personally prepared and processed by a seller on property that they own or lease. Processed foods shall include meats, seafood, ciders, baked goods, jams, etc., that have value added through hands-on processing. Processed food sales shall be accessory to farmers’ and public markets, provided they have been prepared in the State of Washington. 18.20.910 Professional office. “Professional office” means an office used as a place of business by licensed professionals or persons in other generally recognized professions which use training or knowledge of a technical, scientific or other academic discipline as opposed to manual skills, and which does not involve outside storage or fabrication, or on-site sale or transfer of commodities. 18.20.912 Proportionate share. “Proportionate share” means that portion of the cost of public facility improvements and facilities that is reasonably related to the service demands and needs of new development. 18.20.915 Public agency.

“Public agency” means any agency, political subdivision or unit of local government of this State including, but not limited to, municipal corporations, special purpose districts and local service districts, any agency of the State of Washington, the United States or any State thereof or any Indian tribe recognized as such by the Federal government. 18.20.920 Public agency animal control facility. “Public agency animal control facility” means a facility for the impoundment and disposal of stray or abandoned small animals. 18.20.925 Public agency archive. “Public agency archive” means a facility for the enclosed storage of public agency documents or related materials, excluding storage of vehicles, equipment, or similar materials. 18.20.930 Office, pPublic agency or utility office. “Office, pPublic agency or utility office” means an office for the administration of any governmental or utility activity or program, with no outdoor storage and including, but not limited to, uses located in SIC Major Group, Industry Group and Industry Nos.: (1) 91 – Executive, legislative, and general government, except finance; (2) 93 – Public finance, taxation, and monetary policy; (3) 94 – Administration of human resource programs; (4) 95 – Administration of environmental quality and housing program; (5) 96 – Administration of economic programs; (6) 972 – International affairs; (7) 9222 – Legal counsel and prosecution; and (8) 9229 – Public order and safety. 18.20.935 Yard, public agency or utility. “Yard, public agency or utility” means a facility for open or enclosed storage and repair and maintenance of vehicles, equipment, or related materials, including ancillary office to support said use. 18.20.940 Public agency training facility. “Public agency training facility” means an establishment or school for training State and local law enforcement, fire safety, National Guard or transit personnel and facilities including but not limited to: (1) Dining and overnight accommodations; (2) Classrooms; (3) Shooting ranges; (4) Auto test tracks; and (5) Fire suppression simulations. 18.20.940.5 Public market. “Public market” means a site where farmers and/or resellers sell not less than 50 percent locally grown, produced, caught, or gathered fruits, vegetables, herbs, nuts, honey, dairy products, eggs, poultry, mushrooms, meats, fish, flowers, nursery stock, and plants. Up to 50 percent of a public market’s total number of vendor spaces may consist of resellers and/or accessory uses. 18.20.941 Public road right-of-way structure.

“Public road right-of-way structure” means the existing, maintained, improved road right-of-way or railroad prism and the roadway drainage features including ditches and the associated surface water conveyance system, flow control and water quality treatment facilities and other structures that are ancillary to those facilities including catch- basins, access holes and culverts. 18.20.942 Public street. “Public street” means any public or private road or access easement intended to provide public access to any lot/development, but excluding any service road or internal driving aisles (e.g., within parking lots). “Public street” includes the street and all other improvements inside the publicly owned right-of-way. 18.20.943 Public transportation amenities. “Public transportation amenities” means transfer of development credits (TDC) amenities financed by public transportation funds that shall provide transportation improvement or programs.

18.20.042 Q definitions.

18.20.044 R definitions. 18.20.945 Radio frequency. Repealed by Ord. 09-12. (Ord. 42-02 § 2 (21A.06.945)) 18.20.947 Rapid charging station. “Rapid charging station” means an industrial grade electrical outlet that allows for faster recharging of electric vehicle batteries through higher power levels and that meets or exceeds any standards, codes, and regulations set forth by Chapter 19.28 RCW and consistent with rules adopted under RCW 19.27.540. 18.20.950 Reasonable use. “Reasonable use” means a legal concept articulated by Federal and State courts in regulatory taking cases. 18.20.955 Receiving site. “Receiving site” means land for which allowable residential density is increased over the base density permitted by the underlying zone, by virtue of permanently securing and dedicating to the City of Covington, or another qualifying agency, the development potential of an associated sending site. 18.20.957 Reclamation. “Reclamation” means the final grading and restoration of a site to re-establish the vegetative cover, soil stability and surface water conditions to accommodate and sustain all permitted uses of the site and to prevent and mitigate future environmental degradation. 18.20.960 Recreational vehicle (RV). “Recreational vehicle (RV)” means a motorized vehicle designed primarily for recreational camping, travel, or seasonal use which has its own motive power or is mounted on or towed by another vehicle, including but not limited to: (1) Travel trailers; (2) Camping trailers; (3) Tent trailers; (4) Truck campers; (5) Camper vans; (6) Motor homes; and

(7) Multi-use vehicles. 18.20.965 Recreational vehicle parks. “Recreational vehicle parks” means the use of land upon which two or more recreational vehicle sites, including hook up facilities, are located for occupancy by the general public of recreational vehicles as temporary living quarters for recreation or vacation purposes. 18.20.966 Recreation, indoor. “Recreation, indoor” means a large-scale indoor recreational use such as, but not limited to: skating rinks, bowling alleys, health clubs and fitness centers providing a wide variety of sport and fitness services, multi-court gymnasiums not accessory to an educational institution, multi-court racket clubs, sports arenas, large pools and similar uses. “Recreation, indoor” does not include “shooting range” as defined in CMC 18.20.1080.. 18.20.967 Recreation, outdoor. “Recreation, outdoor” means golf courses, tennis courts, athletic fields, pools, skate parks, and similar uses. “Recreation, outdoor” does not include “shooting range” as defined in CMC 18.20.1080.. 18.20.970 Recyclable material. “Recyclable material” means a nontoxic, recoverable substance that can be reprocessed for the manufacture of new products. 18.20.972 Reference evapotranspiration (Eto). Repealed by Ord. 06-17. (Ord. 42-02 § 2 (21A.06.972)) 18.20.973 Regional road maintenance guidelines. “Regional road maintenance guidelines” means the National Marine Fisheries Service-published Regional Road Maintenance Endangered Species Act Program Guidelines. 18.20.975 Regional storm water management facility. Repealed by Ord. 26-16. (Ord. 42-02 § 2 (21A.06.975)) 18.20.980 Regional utility corridor. “Regional utility corridor” means a right-of-way tract or easement other than a street right-of-way which contains transmission lines or pipelines for utility companies. Right-of-way tracts or easements containing lines serving individual lots or developments are not regional utility corridors. Religious facility. “Religious facility” means any building used for nonprofit purposes by an established religious organization holding either tax exempt status under Section 501(c)(3) of the Internal Revenue Code or under the state property tax law, where such building is primarily intended to be used as a place of worship. This definition does not include facilities for training of religious orders. 18.20.985 Relocatable facilities cost per student. “Relocatable facilities cost per student” means the estimated cost of purchasing and siting a relocatable facility in a school district for the grade span of school to be provided, as a function of the district’s facilities standard per grade span and taking into account the requirements of students with special needs. 18.20.990 Relocatable facility. “Relocatable facility” means any factory-built structure, transportable in one or more sections, that is designed to be used as an education space and is needed to prevent the overbuilding of school facilities, to meet the needs of service areas within a district or to cover the gap between the time that families move into new residential developments and the date that construction is completed on permanent school facilities.

18.20.995 Relocation facilities. “Relocation facilities” means housing units within City of Covington that provide housing to persons who have been involuntarily displaced from other housing units within City of Covington as a result of conversion of their housing unit to other land uses. 18.20.997 Repair. “Repair” means to fix or restore to sound condition after damage. “Repair” does not include replacement of structures or systems. 18.20.998 Replace. “Replace” means to take or fill the place of a structure, fence, deck or paved surface with an equivalent or substitute structure, fence, deck or paved surface that serves the same purpose. “Replacement” may or may not involve an expansion. 18.20.999 Reseller. “Reseller” means one who buys fruits, vegetables, herbs, nuts, honey, dairy products, eggs, poultry, mushrooms, meats, fish, flowers, nursery stock, and plants directly from the farmer that grew, produced, caught, or gathered the item, transports it to a market, and resells it directly to the consumer. 18.20.999.5 Residence. “Residence” means a building designed and/or used to house a single family. The definition of “residence” shall include trailers on an individual lot and multifamily and condominium units. 18.20.1000 Restoration. “Restoration” means, for purposes of critical areas regulation, an action that re-establishes the structure and functions of a critical area or any associated buffer that has been altered. 18.20.1005 Retail, comparison. “Retail, comparison” provides for the sale of comparison good and services and is centrally located in the community or region. 18.20.1010 Retail, convenience. “Retail, convenience” provides for daily living goods, is easy to access and use and is close to residential neighborhoods. 18.20.1010.3 Retail trade and services. “Retail trade and services” means any use that provides for the sale of goods and services for both local and regional markets. 18.20.1011 Retaining wall. “Retaining wall” means any wall used to resist the lateral displacement of any material. 18.20.1012 Road amenities. “Road amenities” means transfer of development credits (TDC) amenities financed by road CIP or operating funds that shall provide transportation improvements or programs. 18.20.1012.5 Roadway. “Roadway” means the maintained areas cleared and graded within a road right-of-way or railroad prism. For a road right-of-way, “roadway” includes all maintained and traveled areas, shoulders, pathways, sidewalks, ditches and cut and fill slopes. For a railroad prism, “roadway” includes the maintained railbed, shoulders, and cut and fill slopes. “Roadway” is equivalent to the “existing, maintained, improved road right-of-way or railroad prism” as defined in the regional road maintenance guidelines.

Roofline. “Roofline” means the highest edge of the roof or the top of a parapet, whichever establishes the top line of the structure when viewed in a horizontal plane. 18.20.1013 Runoff. “Runoff” means that portion of water originating from rainfall and other precipitation that flows over the surface or just below the surface from where it fell and is found in drainage facilities, rivers, streams, springs, seeps, ponds, lakes and wetlands as well as shallow ground water.

18.20.046 S definitions. 18.20.1015 Salmonid. “Salmonid” means a member of the fish family Salmonidae, including, but not limited to: (1) Chinook, coho, chum, sockeye and pink salmon; (2) Rainbow, steelhead and cutthroat salmon, which are also known as trout; (3) Brown trout; (4) Brook, bull trout, which is also known as char, and Dolly Varden char; (5) Kokanee; and (6) Pygmy whitefish. 18.20.1016 Salmonid migration barrier. “Salmonid migration barrier” means an in-stream blockage that consists of a natural gradient drop (no human influence) with an uninterrupted slope greater than 100 percent (45-degree angle and height in excess of 11 vertical feet) with anadromous salmon-bearing waters or a height of three vertical feet within resident trout-only bearing waters. Culverts and weirs meet the definition, yet are subject to the Director’s determination of whether the barrier must be removed or may remain, based on factors including impacts to existing systems and significant expense. 18.20.1020 School bus base. “School bus base” means an establishment for the storage, dispatch, repairs and maintenance of coaches and other vehicles of a school transit system. 18.20.1025 School district. “School district” means the Kent School District. 18.20.1030 School district support facility. “School district support facility” means uses (excluding schools and bus bases) that are required for the operation of a school district. This term includes school district administrative offices, centralized kitchens, and maintenance or storage facilities. 18.20.1033 Schools, compulsory.4 “Schools, compulsory” means institutions of learning offering instruction in the several branches of learning and study required by the Education Code of the state of Washington, including associated meeting rooms, auditoriums and athletic facilities. 18.20.1035 Schools, elementary, and middle/junior high. “Schools, elementary, and middle/junior high” means institutions of learning offering instruction in the several branches of learning and study required by the Education Code of the State of Washington in grades kindergarten through nine, including associated meeting rooms, auditoriums and athletic facilities.

Schools, higher education. “Schools, higher education” means colleges, community colleges, and universities. 18.20.1040 Schools, secondary or high school. “Schools, secondary or high school” means institutions of learning offering instruction in the several branches of learning and study required by the Education Code of the State of Washington in grades nine through 12, including associated meeting rooms, auditoriums and athletic facilities. 18.20.1042 Scour. “Scour” means the erosive action of running water in streams, which excavates and carries away material from the bed and banks. “Scour” includes earth and solid rock material. 18.20.1045 Seismic hazard areas. “Seismic hazard areas” means those areas in City of Covington subject to severe risk of earthquake damage as a result of ground movement, ground displacement, or soil liquefaction in areas underlain by cohesionless soils of low density and usually in association with a shallow ground water table or of other seismically induced settlement. 18.20.1050 Self-service storage facility. “Self-service storage facility” means an establishment containing separate storage spaces that are leased or rented as individual units. 18.20.1055 Sending site. “Sending site” means land designated in Chapter 18.95 CMC as capable of providing a public benefit if permanently protected by virtue of having its zoned development potential transferred to another property. 18.20.1060 Senior citizen. “Senior citizen” means a person aged 62 or older. 18.20.1062 Senior citizen assisted housing. “Senior citizen assisted housing” means housing in a building consisting of two or more dwelling units or sleeping units restricted to occupancy by at least one senior citizen per unit, and may include the following support services, as deemed necessary: (1) Food preparation and dining areas; (2) Group activity areas; (3) Medical supervision; and (4) Similar activities. 18.20.1065 Sensitive areas. Repealed by Ord. 10-10. (Ord. 42-02 § 2 (21A.06.1065)) 18.20.1068 Service area. “Service area” means the incorporated areas of the City of Covington. 18.20.1070 Setback. “Setback” means the minimum required distance between a structure and a specified line such as a lot, easement or buffer line that is required to remain free of structures. 18.20.1072 Shelter, animal. “Shelter, animal” means a facility that is used to house or contain stray, homeless, abandoned or unwanted animals and that is owned, operated, or maintained by a public body, an established humane society, animal welfare society,

society for the prevention of cruelty to animals, or other nonprofit organization or person devoted to the welfare, protection, and humane treatment of animals. 18.20.1075 Shelters for temporary placement. “Shelters for temporary placement” means housing units within City of Covington that provide housing to persons on a temporary basis for a duration not to exceed four weeks. 18.20.1080 Shooting range. “Shooting range” means a facility designed to provide a confined space for safe target practice with firearms, archery equipment, or other weapons whether open to the public, open only to private membership, open to organizational training such as law enforcement, or any combination thereof. 18.20.1083 Shoreline. “Shoreline” means those lands defined as shorelines of the State in the Shorelines Management Act of 1971, Chapter 90.58 RCW, as amended or updated. 18.20.1084 Side channel. “Side channel” means a channel that is secondary to and carries water to or from the main channel of a stream or the main body of a lake, including a back-watered channel or area and oxbow channel that is still connected to a stream by one or more above-ground channel connections or by inundation at the base flood. 18.20.1085 Sign. “Sign” means any device, structure, fixture, or placard that uses graphics, symbols, or written copy and is used or intended to be used to attract attention to the subject matter for advertising, identification or informative purposes. 18.20.1090 Sign, awning. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1090)) 18.20.1095 Sign, changing message center. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1095)) 18.20.1100 Sign, community bulletin board. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1100)) 18.20.1105 Sign, directional. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1105)) 18.20.1110 Sign, freestanding. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1110)) 18.20.1115 Sign, fuel price. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1115)) 18.20.1120 Sign, incidental. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1120)) 18.20.1125 Sign, indirectly illuminated. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1125)) 18.20.1130 Sign, monument. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1130)) 18.20.1135 Sign, off-premises directional.

Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1135)) 18.20.1140 Sign, on-premises. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1140)) 18.20.1145 Sign, permanent residential development identification. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1145)) 18.20.1150 Sign, portable. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1150)) 18.20.1155 Sign, projecting. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1155)) 18.20.1160 Sign, time and temperature. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1160)) 18.20.1165 Sign, wall. Repealed by Ord. 08-18. (Ord. 42-02 § 2 (21A.06.1165)) 18.20.1166 Significant gap in service, wireless communications. Repealed by Ord. 03-19. (Ord. 09-12 § 2 (Exh. B)) 18.20.1167 Significant tree. “Significant tree” means an existing healthy tree that is not a hazard tree (i.e., a tree that does not have a high probability of imminently falling due to a debilitating disease or structural defect) and that when measured has a minimum diameter of six inches DBH or larger. 18.20.1170 Site. “Site” means a single lot, or two or more contiguous lots that are under common ownership or documented legal control, used as a single parcel for a development proposal in order to calculate compliance with the standards and regulations of this title. 18.20.1172 Site area. “Site area” means the total horizontal area of a project site. 18.20.1175 Site cost per student. “Site cost per student” means the estimated cost of a site in the district for the grade span of school to be provided, as a function of the district’s facilities standard per grade span and taking into account the requirements of students with special needs. 18.20.1177 SITUS Situs file. “SITUS Situs file” means information on an individual parcel of land, including its size, known extent of existing development, known environmental constraints, approval conditions and other site-specific information, contained in the computerized permitting and land parcel data base of the Department of Public Works or its successor agencies. 18.20.1178 Slope. “Slope” means an inclined ground surface, the inclination of which is expressed as a ratio of vertical distance to horizontal distance. 18.20.1185 Soil recycling facility.

“Soil recycling facility” means an establishment engaged in the collection, storage and treatment of contaminated soils to remove and re-use organic contaminants. 18.20.1190 Source-separated organic material. “Source-separated organic material” means vegetative material, scrap lumber or wood, or other materials that provide a source for recycled or composted products. This does not include chemically treated wood products and/or toxic organic substances. 18.20.1195 Special use permit. “Special use permit” means a permit granted by the City to locate a regional land use at a particular location, subject to conditions placed on the proposed use to ensure compatibility with adjacent land uses. 18.20.1200 Specialized instruction school. “Specialized instruction school” means establishments engaged in providing specialized instruction in a designated field of study, rather than a full range of courses in unrelated areas; including, but not limited to: (1) Art; (2) Dance; (3) Music; (4) Cooking; (5) Driving; and (6) Pet obedience training. 18.20.1210 Sporting goods store. “Sporting goods store” means an establishment engaged in the retail sale of sporting goods and equipment, including only uses located in SIC Industry Nos.: (1) 5941 – Sporting goods stores and bicycle shops; and (2) 5999 – Tent shops and trophy shops. 18.20.1215 Sports club. “Sports club” means an establishment engaged in operating physical fitness facilities and sports and recreation clubs, including only uses located in SIC Industry Nos.: (1) 7991 – Physical fitness facilities; and (2) 7997 – Membership sports and recreation clubs. 18.20.1220 Stable. “Stable” means a structure or facility in which horses or other livestock are kept for: (1) Boarding; (2) Training; (3) Riding lessons; (4) Breeding; (5) Rental; or (6) Personal use. 18.20.1225 Standard of service, school districts.

“Standard of service, school districts” means the standard adopted by each school district which identifies the program year, the class size by grade span and taking into account the requirements of students with special needs, the number of classrooms, the types of facilities the district believes will best serve its student population, and other factors as identified by the school district. The district’s standard of service shall not be adjusted for any portion of the classrooms housed in relocatable facilities which are used as transitional facilities or for any specialized facilities housed in relocatable facilities. Except as otherwise defined by the school board pursuant to a board resolution, transitional facilities shall mean those facilities that are used to cover the time required for the construction of permanent facilities; provided, that the “necessary financial commitments” as defined in Chapter 18.75 CMC are in place to complete the permanent facilities called for in the capital plan. 18.20.1230 Steep slope hazard areas. “Steep slope hazard area” means an area on a slope of 40 percent inclination or more within a vertical elevation change of at least 20 feet. For the purpose of this definition, a slope is delineated by establishing its toe and top and is measured by averaging the inclination over at least 10 feet of vertical relief. Also for the purpose of this definition: (1) The “toe” of a slope means a distinct topographic break in slope that separates slopes inclined at less than 40 percent from slopes inclined at 40 percent or more. Where no distinct break exists, the “toe” of a slope is the lowermost limit of the area where the ground surface drops 10 feet or more vertically within a horizontal distance of 25 feet; and (2) The “top” of a slope is a distinct topographic break in slope that separates slopes inclined at less than 40 percent from slopes inclined at 40 percent or more. Where no distinct break exists, the “top” of a slope is the uppermost limit of the area where the ground surface drops 10 feet or more vertically within a horizontal distance of 25 feet. Storefront. “Storefront” means a building, or part thereof, that meets the block-frontage standards of CMC 18.31.320. 18.20.1231 Stormwater.5 “Stormwater” means runoff during and following precipitation and snowmelt events, including surface runoff and drainage. 18.20.1232 Stormwater management facility. “Stormwater management facility” means constructed facilities that collect, convey, treat, detain or retain stormwater runoff. Stormwater management facilities may include, but are not limited to, such elements as concrete gutters, catch basins, manholes, storm pipe, ditches, swales, low impact development best management practices, water quality and flow control structures, and other facilities as approved by the city’s stormwater management program. 18.20.1233 Stormwater manuals. “Stormwater manuals” means the manuals, regulations, and standards adopted in CMC Title 13. Story. “Story” means that portion of a building included between the upper surface of a floor and the upper surface of the above floor or roof. It is measured as the vertical distance from top to top of two successive tiers of beams or finished floor surfaces and, for the topmost story, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. 18.20.1235 Stream functions. “Stream functions” means natural processes performed by streams including functions which are important in facilitating food chain production, providing habitat for nesting, rearing and resting sites for aquatic, terrestrial and avian species, maintaining the availability and quality of water, such as purifying water, acting as recharge and

discharge areas for ground water aquifers, moderating surface and storm water flows and maintaining the free flowing conveyance of water, sediments and other organic matter. 18.20.1240 Stream. “Stream” means an aquatic area where surface water produces a channel, not including a wholly artificial channel, unless it is: (1) Used by salmonids; (2) Used to convey a stream that occurred naturally before construction of the artificial channel; or (3) A route that conveys surface water that can be classified as a Type S, F, Np or Ns in the Washington State Water Typing System in accordance with Chapter 222-16 WAC. ( 18.20.1245 Street. “Street” means a public or recorded private thoroughfare providing pedestrian and vehicular access through neighborhoods and communities and to abutting property. Streetscape. “Streetscape” means the space between buildings on either side of a street. The elements that contribute to the quality and character of streetscape are building façades and awnings, sidewalks, paving materials, signs, lighting, trees and landscaping, and street furniture and fixtures. 18.20.1250 Street frontage. “Street frontage” means any portion of a lot or combination of lots which directly abut a public right-of-way. 18.20.1252 Street wall. “Street wall” means the frontage of a development proposal site that abuts a public street. (Ord. 10-10 § 3 (Exh. C)) Street type. “Street type” means a classification of Downtown street regulated by the design standards in CMC 18.31.240. 18.20.1255 Structure. “Structure” means anything permanently constructed in or on the ground, or over the water; excluding fences six feet or less in height, decks less than 18 inches above grade, paved areas, and structural or nonstructural fill. 18.20.1256 Structure, electrical transmission. “Structure, electrical transmission” means any facility (including a pole or a tower) owned by an electric utility that supports electrical lines that carry a voltage of at least 115kV. 18.20.1257 Structured parking. “Structured parking” means providing parking within a structure below, at or above grade in a manner such that vehicles are not visible from the public street. 18.20.1260 Student factor. “Student factor” means the number derived by a school district to describe how many students of each grade span are expected to be generated by a dwelling unit. Student factors shall be based on district records of average actual student generated rates for new developments constructed over a period of not more than five years prior to the date of the fee calculation; if such information is not available in the district, data from adjacent districts, districts with similar demographics, or County-wide averages must be used. Student factors must be separately determined for single-family and multifamily dwelling units, and for grade spans. 18.20.1265 Submerged land. “Submerged land” means any land at or below the ordinary high water mark of an aquatic area.

18.20.1266 Substantial improvement. “Substantial improvement” means: (1) (a) Any maintenance, repair, structural modification, addition or other improvement of a structure, the cost of which equals or exceeds 50 percent of the market value of the structure either: (i) Before the improvement or repair is started; or (ii) If the structure has been damaged and is being restored, before the damage occurred. (b) For purposes of this definition, the cost of any improvement is considered to begin when the first alteration of any wall, ceiling, floor or other structural part of the building begins, whether or not that alteration affects the external dimensions of the structure; and (2) Does not include either: (a) Any project for improvement of a structure to correct existing violations of State or local health, sanitary or safety code specifications that have been identified by the local code enforcement official and that are the minimum necessary to ensure safe living conditions; or (b) Any alteration of a structure listed on the State or local inventory of historic resources. 18.20.1267.3 Surface water. “Surface water” means all water naturally open to the atmosphere (rivers, lakes, reservoirs, streams, impoundments, seas, estuaries, etc.) and all springs, wells, or other collectors which are directly influenced by surface water. 18.20.1267.5 Surface water conveyance system. Repealed by Ord. 26-16. (Ord. 13-09 § 26; Ord. 14-05 § 3) 18.20.1268 Surface water discharge. “Surface water discharge” means the flow of surface water into receiving water or another discharge point. 18.20.1268.5 System improvements. “System improvements” means public facilities that are included in the City’s capital facilities plan and are designed to provide service to service areas within the City, in contrast to project improvements.

18.20.048 T definitions. 18.20.1269 TDC. “TDC” means transfer Transfer of development Development creditsCredits. 18.20.1270 TDC amenities. “TDC amenities” means improvements or programs that are implemented to facilitate increased densities on or near receiving sites inside cities or in the urban unincorporated area. 18.20.1271 TDC bank fund. “TDC bank fund” means the fund established under Chapter 18.95 CMC. 18.20.1272 TDC conversion ratio. “TDC conversion ratio” means the ratio by which development credits purchased from a sending site are converted into additional development capacity for use on a receiving site. 18.20.1273 TDC executive board. “TDC executive board” means the board established under Chapter 18.95 CMC. 18.20.1274 Temporary lodging/hotel.

“Temporary lodging/hotel” means an establishment that provides temporary sleeping accommodations, and may also include ancillary uses such as restaurant, lounge, banquet rooms and convention facilities. (Ord. 10-10 § 3 (Exh. C)) 18.20.1275 Temporary use permit. “Temporary use permit” means permit to allow a use of limited duration and/or frequency, or to allow multiple related events over a specified period. 18.20.1277 Theater. “Theater” means an establishment primarily engaged in the indoor exhibition of motion pictures or of live theatrical presentations. 18.20.1278 Theatrical production services. “Theatrical production services” means an establishment engaged in uses located in SIC Industry No. 792 – Theatrical producers (except motion picture), bands, orchestras, and entertainers, except establishments primarily engaged in providing live theatrical presentations, such as road companies and summer theaters. 18.20.1280 Tightline sewer. “Tightline sewer” means a sewer trunk line designed and intended specifically to serve only a particular facility or place, and whose pipe diameter should be sized appropriately to ensure service only to that facility or place. It may occur outside the local service area for sewers, but does not amend the local service area. 18.20.1282 Tower, guy. “Tower, guy” means a tower that is supported with cable and ground anchors to secure and steady the tower. 18.20.1283 Tower, lattice. “Tower, lattice” means a tapered style of tower that consists of vertical and horizontal supports with multiple legs and cross-bracing and metal crossed strips or bars to support antennas or similar antenna devices. 18.20.1283.5 Tower, monopole. “Tower, monopole” means a freestanding tower that is composed of a single shaft, usually composed of two or more hollow sections that are in turn attached to a foundation. This type of tower is designed to support itself without the use of guy wires or other stabilization devices. These facilities are mounted to a foundation that rests on or in the ground. 18.20.1284 Tower, wireless communication facility. “Tower, wireless communication facility” means any structure that is designed and constructed primarily for the purpose of supporting one or more antennas, including self-supporting lattice towers, guy towers or monopoles. The term includes, without limitation, radio and television transmission towers, microwave towers, common carrier towers, cellular telephone towers, and alternative tower structures. The term does not include utility poles originally constructed for the use of small wireless facilities. 18.20.1284.5 Tower-mounted facilities. “Tower-mounted facilities” means a wireless communication facility that is mounted to a tower. 18.20.1284.7 Townhouse/townhome. “Townhouse/townhome” is defined as a single-family dwelling unit in a group of two or more attached units in which each unit extends from foundation to roof and with a yard or public way on at least two sides. Each townhouse/townhome shall be on a separate lot. (Ord. 02-20 § 2 (Att. A)) 18.20.1285 Trails.

“Trails” means manmade pathways designed and intended for use by pedestrians, bicyclists, equestrians, and/or recreational users. 18.20.1290 Transfer station. “Transfer station” means a staffed collection and transportation facility used by private individuals and route collection vehicles to deposit solid waste collected off-site into larger transfer vehicles for transport to permanent disposal sites, and may also include recycling facilities involving collection or processing for shipment. 18.20.1295 Transit base. “Transit base” means an establishment for the storage, dispatch, repair and maintenance of coaches, light rail trains, and other vehicles of a public transit system. Transit station. “Transit station” means any structure or transit facility that is primarily used, as part of a transit system, for the purpose of loading, unloading, or transferring passengers from one mode of transportation to another. Transitional housing. Defined by RCW 84.36.043. 18.20.1305 Transitional housing facilities. “Transitional housing facilities” means housing units within City of Covington owned by public housing authorities, nonprofit organizations or other public interest groups that provide housing to persons on a temporary basis for a duration not to exceed 24 months in conjunction with job training, self sufficiency training, and human services counseling; the purpose of which is to help persons make the transition from homelessness to placement in permanent housing. 18.20.1315 Transmission line booster station. “Transmission line booster station” means an establishment containing equipment designed to increase voltage of electrical power transported through transmission and/or distribution lines to compensate for power loss due to resistance. 18.20.1330 Transportation system management (TSM). “Transportation system management (TSM)” means low-cost projects that can be implemented in a short time frame designed to increase the efficiency of existing transportation facilities. This also includes transit and/or ride sharing measures to decrease single occupancy vehicle trips. 18.20.1331 Tree, hazard. “Tree, hazard” means any tree, as determined by a certified arborist, with a structural defect, combination of defects or disease resulting in structural defect that, under the normal range of environmental conditions at the site, will result in the loss of a major structural component of that tree in a manner that will: (1) Damage a residential structure or accessory structure, place of employment or public assembly or approved parking for a residential structure or accessory structure or place of employment or public assembly; (2) Damage an approved road or utility facility; or (3) Prevent emergency access in the case of medical hardship. 18.20.1332 Trough subsidence. Repealed by Ord. 06-17. (Ord. 42-02 § 2 (21A.06.1332))

18.20.050 U definitions. 18.20.1335 Ultimate roadway section.

“Ultimate roadway section” means a designation by City of Covington that the maximum roadway or intersection capacity has been reached and further right-of-way acquisition and/or improvements are not feasible to increase peak hour vehicle capacity. 18.20.1340 Undeveloped parcel. Repealed by Ord. 06-17. (Ord. 26-16 § 31) 18.20.1345 Use. “Use” means activity or function carried out on an area of land, or in a building or structure located thereon. Any use subordinate or incidental to the primary use on a site is considered an accessory use. 18.20.1347 Utility corridor. “Utility corridor” means a narrow strip of land containing underground or above-ground utilities and the area necessary to maintain those utilities. A “utility corridor” is contained within and is a portion of any utility right-of- way or dedicated easement. 18.20.1348 Utility facility. “Utility facility” means a facility for the distribution or transmission of services, including: (1) Telephone exchanges; (2) Water pipelines, pumping or treatment stations; (3) Electrical substations; (4) Water storage reservoirs or tanks; (5) Municipal ground water well-fields; (6) Regional surface water flow control and water quality facilities; (7) Natural gas pipelines, gate stations and limiting stations; (8) Propane, compressed natural gas and liquefied natural gas storage tanks serving multiple lots or uses from which fuel is distributed directly to individual users; (9) Wastewater pipelines, lift stations, pump stations, regulator stations or odor control facilities; and (10) Communication cables, electrical wires and associated structural supports. 18.20.1349 Utilities, major or utility facility, major. “Utilities, major” or “utility facility, major” means utilities consisting of trunk lines or mains that serve neighborhoods, areas, and cities. Examples include, but are not limited to, solid waste handling and disposal sites, water transmission lines, water storage facilities, sewage treatment facilities and mains, power generating or transmission facilities, gas storage and transmission facilities, and stormwater mains and regional facilities. 18.20.1350 Utilities, minor or utility facility, minor. “Utilities, minor” or “utility facility, minor” means utilities consisting of small-scale distribution and collection facilities connected directly to development within the shoreline area. Examples include, but are not limited to, local power, telephone, cable, gas, water, sewer, and stormwater service lines. 18.20.1351 Utility pole. “Utility pole” means a structure designed and used primarily for the support of electrical wires, telephone wires, television cable, traffic signals, or lighting for streets, parking areas, or pedestrian paths.

18.20.052 V definitions. 18.20.1352 Vactor waste.

“Vactor waste” means liquid or solid waste material collected from catch basins, retention/detention facilities or drainage pipes. 18.20.1353 Vactor waste receiving facility. “Vactor waste receiving facility” means a facility where vactor waste is brought for treatment and storage prior to final disposal. 18.20.1355 Variance. “Variance” means an adjustment in the application of standards of a zoning code to a particular property. 18.20.1360 Vegetation. “Vegetation” means any and all plant life growing at, below or above the soil surface. Vertical building modulation. “Vertical building modulation” means the stepping back or projecting forward vertical walls of a building face, within specified intervals of building width and depth, as a means of breaking up the apparent bulk of a structure’s continuous exterior walls. Vertical building modulation may be used to mee the façade articulation standards in CMC 18.31.530. 18.20.1365 Vocational school. “Vocational school” means establishments offering training in a skill or trade to be pursued as a career.

18.20.054 W definitions. 18.20.1375 Warehousing and wholesale trade. “Warehousing and wholesale trade” means establishments involved in the storage and/or sale of bulk goods for resale or assembly, excluding establishments offering the sale of bulk goods to the general public which is classified as a retail use in CMC 18.25.070. These establishments shall include only SIC Major Group Nos. 50 and 51 and SIC Industry Group Nos. 422 and 423. 18.20.1380 Wastewater treatment facility. “Wastewater treatment facility” means a plant for collection, decontamination and disposal of sewage, including residential, industrial and agricultural liquid wastes, and including any physical improvement within the scope of the definition of “water pollution control facility” set forth in WAC 173-90-015(4) as amended. 18.20.1382 Water budget. Repealed by Ord. 10-10. (Ord. 42-02 § 2 (21A.06.1382)) 18.20.1385 Water dependent use. “Water dependent use” means a land use which can only exist when the interface between wet meadows, grazed land and water provides the biological or physical conditions necessary for the use. Weather protection. “Weather protection” means a permanent horizontal structure above pedestrian areas, such as sidewalks and building entries, that protects pedestrians from inclement weather. 18.20.1386 Wellhead protection area. “Wellhead protection Protection areaArea” (WHPA) means the portion of a well’s, wellfield’s, or spring’s zone of contribution defined using WHPA criteria established by the Washington Department of Health. 18.20.1390 Wet meadow, grazed or tilled. Repealed by Ord. 06-17. (Ord. 14-05 § 2; Ord. 42-02 § 2 (21A.06.1390))

18.20.1393 Wetland complex. Repealed by Ord. 06-17. (Ord. 14-05 § 3) 18.20.1394 Wetland creation. “Wetland creation” means, for purposes of wetland mitigation, the manipulation of the physical, chemical, or biological characteristics present to develop a wetland on an upland or deepwater site, where a wetland did not previously exist. Wetland creation results in a gain in wetland acres. Activities to create a wetland typically involve excavation of upland soils to elevations that will produce a wetland hydroperiod, create hydric soils and support the growth of hydrophytic plant species. 18.20.1395 Wetland delineation. “Wetland delineation” means identifying the line delineating the outer edge of a wetland, in accordance with the approved Federal wetland delineation manual and applicable regional supplement. 18.20.1397 Wetland enhancement. “Wetland enhancement” means the manipulation of the physical, chemical, or biological characteristics of a wetland site to heighten, intensify or improve specific functions or to change the growth state or composition of the vegetation present. Wetland enhancement results in a change in some wetland functions and may lead to a decline in other wetland functions, but does not result in a gain in wetland acres. Enhancement is undertaken for specified purposes such as water quality improvement, flood water retention or wildlife habitat. Wetland enhancement activities typically consist of planting vegetation, controlling nonnative or invasive species, modifying site elevations or the proportion of open water to influence hydroperiods or some combination of these. 18.20.1400 Wetland, forested. “Wetland, forested” means a wetland that is dominated by mature woody vegetation or a wetland vegetation class that is characterized by woody vegetation at least 20 feet tall. 18.20.1405 Wetland functions. “Wetland functions” means natural processes performed by wetlands including functions which are important in facilitating food chain production, providing habitat for nesting, rearing and resting sites for aquatic, terrestrial and avian species, maintaining the availability and quality of water, acting as recharge and discharge areas for ground water aquifers and moderating surface and storm water flows, as well as performing other functions including, but not limited to, those set forth in 33 CFR 320.4(b)(2), 1988. 18.20.1410 Wetland, isolated. “Wetland, isolated” means a wetland which is hydrologically isolated from other aquatic resources, as determined by the United States Army Corps of Engineers (USACE). Isolated wetlands may perform important functions and are protected by State law (Chapter 90.48 RCW) whether or not they are protected by Federal law. 18.20.1415 Wetland. “Wetland” means areas that are inundated or saturated by surface water or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas. Wetlands do not include those artificial wetlands intentionally created from nonwetland sites, including but not limited to irrigation and drainage ditches, grass-lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, and landscape amenities, or those wetlands created after July 1, 1990, that were unintentionally created as a result of construction of a road, street or highway. Wetlands may include those artificial wetlands, intentionally created from nonwetland areas created to mitigate conversions of wetlands. 18.20.1415.1 Wetland of high conservation value.

“Wetland of high conservation value” means a wetland that has been identified by scientists from the Washington Natural Heritage Program (WNHP) as an important ecosystem for maintaining plant diversity in Washington State. 18.20.1416 Wetland re-establishment. “Wetland re-establishment” means, for purposes of wetland mitigation, the manipulation of the physical, chemical, or biological characteristics of a site with the goal of returning natural or historic functions to a former wetland. Re- establishment results in rebuilding a former wetland and results in a gain in wetland acres [and functions]. Activities could include removing fill, plugging ditches, or breaking drain tiles. 18.20.1417 Wetland rehabilitation. “Wetland rehabilitation” means, for purposes of wetland mitigation, the manipulation of the physical, chemical, or biological characteristics of a site with the goal of repairing natural or historic functions (and processes) of a degraded wetland. Wetland rehabilitation results in a gain in wetland function but does not result in a gain in wetland acres. Activities to rehabilitate a wetland could include breaching a dike to reconnect wetlands to a floodplain or return tidal influence to a wetland. 18.20.1418 Wetland vegetation class. “Wetland vegetation class” means a wetland community classified by its vegetation including aquatic bed, emergent, forested and shrub-scrub. To constitute a separate wetland vegetation class, the vegetation must be at least partially rooted within the wetland and must occupy the uppermost stratum of a contiguous area or comprise at least 30 percent areal coverage of the entire wetland. 18.20.1420 Wetpond. “Wetpond” means an artificial water body constructed as a part of a surface water management system. 18.20.1422 Wildlife. “Wildlife” means birds, fish and animals that are not domesticated and are considered to be wild. 18.20.1423 Wildlife habitat conservation area. “Wildlife habitat conservation area” means an area designated by the City to protect habitat of wildlife species proposed or listed by the Federal government or the State of Washington as endangered, threatened, sensitive, or a priority. 18.20.1424 Wildlife habitat network. “Wildlife habitat network” means a designated wildlife habitat network defined and mapped by King County or as designated by the City that links wildlife habitat with critical areas, critical area buffers, priority habitats, trails, parks, open space and other areas to provide for wildlife movement and alleviate habitat fragmentation. 18.20.1425 Wildlife shelter. Repealed by Ord. 06-17. (Ord. 42-02 § 2 (21A.06.1425)) 18.20.1426 Wireless communication facility. “Wireless communication facility” means any tower, antenna, ancillary structure or facility, or related equipment or component thereof, that is used for the transmission of radio frequency signals through electromagnetic energy for the purpose of providing phone, internet, video, information services, specialized mobile radio, enhanced specialized mobile radio, paging, wireless digital data transmission, broadband, unlicensed spectrum services utilizing part 15 devices, or other similar services that currently exist or that may in the future be developed. 18.20.1427 Wireless communication facility, building-mounted. “Wireless communication facility, building-mounted” means a wireless communication facility that is attached to an existing commercial, industrial, residential, or institutional building. 18.20.1428 Wireless communication facility, concealed facility.

“Wireless communication facility, concealed facility” means a wireless communication facility that is not readily identifiable as such and is designed to be aesthetically and architecturally compatible with the existing building(s) on a site; or a wireless communication facility disguised, hidden, or integrated with an existing structure that is not a monopole or tower; or a wireless communication facility that is placed within an existing or proposed structure or tower or mounted within trees, so as to be significantly screened from view or camouflaged to appear as a nonantenna structure or tower (i.e., tree, light pole, clock tower, flagpole with flag, church steeple). 18.20.1429 Wireless communication facility equipment enclosure. “Wireless communication facility equipment enclosure” means any structure above or below ground, including without limitation cabinets, shelters, pedestals and other devices or structures, that is used exclusively to contain radio or other equipment necessary for the transmission and/or reception of wireless communication signals including, without limitation, air conditioning units and generators. 18.20.1429.1 Wireless communication facility equipment compound. “Wireless communication facility equipment compound” means an outdoor fenced area occupied by all the towers, antennas, ancillary structure(s), ancillary facilities, and equipment enclosures, but excluding parking and access ways. 18.20.1429.2 Wireless communication facility, feed lines or coaxial cables. “Wireless communication facility, feed lines or coaxial cables” means cables used as the interconnection media between the transmission/receiving base station and the antenna. 18.20.1429.3 Wireless telecommunication carrier. “Wireless telecommunication carrier” means any person or entity that directly or indirectly owns, controls, operates, or manages any plant, equipment, structure, or property within the City for the purpose of offering wireless telecommunication service within the City. 18.20.1430 Work release facility. “Work release facility” means a facility which allows the opportunity for convicted persons to be employed outside of the facility, but requires confinement within the facility when not in the place of employment. 18.20.1432 Wrecked, dismantled or inoperative vehicle. “Wrecked, dismantled or inoperative vehicle” means a motor vehicle or the remains or remnant parts of a motor vehicle which is mechanically inoperative and cannot be made operative without the addition of vital parts or mechanisms or the application of a substantial amount of labor and is certified by the Department of Community Development as meeting at least three of the following requirements: (1) Is three years old or older; (2) Is extensively damaged, such damage including but not limited to any of the following: missing wheels, tires, motor, or transmission; (3) Is apparently inoperable; (4) Has an approximate fair market value equal only to the approximate value of the scrap in it.

18.20.056 X definitions.

18.20.058 Y definitions. 18.20.1435 Yard or organic waste processing facility. “Yard or organic waste processing facility” means a site where yard and garden wastes, including wood and land clearing debris, are processed into new products such as soil amendments and wood chips.

18.20.060 Z definitions.

1 Code reviser’s note: Ord. 10-10 added this section as CMC 18.20.147. This section has been editorially renumbered to preserve alphabetization. 2 Code reviser’s note: Ord. 08-17 adds this section as CMC 18.20.469. It has been editorially renumbered to prevent duplication of numbering. 3 Code reviser’s note: Ord. 26-16 adds this section as CMC 18.20.875.5. It has been editorially renumbered to preserve alphabetization. 4 Code reviser’s note: Ord. 10-10 adds this section as CMC 18.20.1023. This section has been editorially renumbered to preserve alphabetization. 5 Code reviser’s note: Ord. 26-16 adds this section as CMC 18.20.1267.3. It has been editorially renumbered to preserve alphabetization.

CHAPTER 18.25 – PERMITTED USES

18.25.060 Government/business services land uses.

A. Table.

Key

P – Permitted Use

C – Conditional Use

SIC # SPECIFIC LAND USE US R4-8 R-12 R-18 MR CC NC RCMU I

* GOVERNMENT SERVICES:

* Office, public agency or utility C3 C3 C3 C3 C3 P P P P

* Yard, public agency or utility C3 P8 P8 P8 C3 P8 P8 P8 P

* Public agency archives C3 C3 C3 C3 C3 P P P P

921 Court

9221 Police facility P7 P7 P7 P7 P7 P7 P7 P

9224 Fire facility C6 C6 C6 C6 P P P6 P

* Utility facility P4 P4 P4 P4 P4 P10 P4 P10 P

C14 C14 C14 C14 C14 C14

* Commuter parking lot P13 P13 P13 P13 P17 P

BUSINESS SERVICES:

* Construction and trade P

* Individual transportation and taxi P

421 Trucking and courier service P

* Warehousing (1) and wholesale P trade

47 Transportation service P

Key

P – Permitted Use

C – Conditional Use

SIC # SPECIFIC LAND USE US R4-8 R-12 R-18 MR CC NC RCMU I

473 Freight and cargo service P

48 Communication offices P

482 Telegraph and other P communications

* General business service P10, 18 P10, 16 P10 P

* Professional office P11 P18 P P P

735 Miscellaneous equipment rental P (12)

751 Automotive rental and leasing P

873 Research, development, and P2 testing

* Heavy equipment and truck repair P

ACCESSORY USES:

* Commercial/industrial accessory P15 P15 P9,15 P15 P9,15 P15 uses

* Off-street required parking lot P P P P P C P P

B. Development Conditions.

(1) Except self-service storage.

(2) Except SIC Industry No. 8732 – Commercial economic, sociological, and educational research, see general business service/office.

(3) A conditional use permit is not required if the use is:

(a) A re-use of a public school facility or a surplus nonresidential facility subject to the provisions of Chapter 18.85 CMC; or

(b) An accessory to a fire facility and the office is no greater than 1,500 square feet of floor area.

(4) Excluding bulk gas storage tanks.

(5) Repealed by Ord. 11-17.

(6) (a) All buildings and structures shall maintain a minimum distance of 20 feet from property lines adjoining residential zones;

(b) Any buildings from which fire-fighting equipment emerges onto a street shall maintain a distance of 35 feet from such street;

(c) No outdoor storage.

(7) Limited to “storefront” police offices. Such offices shall not have:

(a) Holding cells;

(b) Suspect interview rooms (except in the NC zone); or

(c) Long-term storage of stolen properties.

(8) (a) Utility yards only on sites with utility district offices; or

(b) Public agency yards as defined by CMC 18.20.935040.

(9) Storage limited to accessory storage of commodities sold at retail on the premises or materials used in the fabrication of commodities sold on the premises.

(10) Provided, that all material and/or equipment of any kind is stored in a fully enclosed building.

(11) Permitted only in existing single-family structures.

(12) Not abutting or taking access from SE 270th Place.

(13) Limited to new commuter parking lots designed for 30 or fewer parking spaces or commuter parking lots located on existing parking lots for churches, schools, or other permitted nonresidential uses which have excess capacity available during commuting; provided, that the new or existing lot is adjacent to a designated arterial that has been improved to a standard acceptable to the Department of Transportation.

(14) Limited to bulk gas storage tanks which pipe to individual residences but excluding liquefied natural gas storage tanks.

(15) Electric vehicle charging stations are permitted in accordance with CMC 18.50.170.

(16) Gasoline service stations and battery exchange stations are limited to the community commercial (CC) zone and subject to the following conditions:

(a) A gasoline service station shall be limited to four pumps and eight price gauges to service no more than eight vehicles.

(b) A battery exchange station shall provide a minimum of three stacking spaces.

(c) Stacking spaces and drive-through facilities shall be designed in accordance with CMC 18.50.080.

(d) Any associated materials, equipment storage, outdoor storage tanks and battery exchange activities shall be

within a fully enclosed structure, unless otherwise determined by the Director.

(17) Limited to park-and-ride facilities associated with a public or private transit facility provider. Any such commuter parking lot shall not exceed 125 surface spaces. Parking stalls in excess of this amount shall be located within a parking structure.

(18) Limited to 3,000 square feet of gross floor area unless located in a multi-story, mixed-use building, in which case the limitation does not apply.

CHAPTER 18.30 – DEVELOPMENT STANDARDS – DENSITY AND DIMENSIONS

18.30.040 Densities and dimensions – Resource and commercial/industrial zones. A. Table.

ZONES

COMMERCIAL/INDUSTRIAL/MIXED-USE

STANDARDS CC NC RCMU I

Base density: dwelling units/acre (5) 8 du/ac (1) 8 du/ac (1) 18 du/ac

Maximum density: dwelling unit/acre (5) 12 du/ac (2) 12 du/ac (2) 50 du/ac

Minimum street setback 0 ft (3) 0 ft (3) 0 ft 25 ft

Minimum interior setback 20 ft (4)(8) 20 ft (4)(8) 10 ft 20 ft (4) 20 ft (4)

Base height (9) 35 ft 35 ft (10) 60 ft 45 ft

Maximum impervious surface: percentage (7) 85% 85% 80% 90%

Maximum building size (gross square feet) 30,000 sf 5,000 sf (11)(12) NA NA

B. Development Conditions.

(1) These densities are allowed only through the application of mixed-use/integrated development standards. Except for senior housing, no less than 60 percent of the ground floor of a mixed-use/integrated project shall be established for commercial use.

(2) These densities may only be achieved through the application of residential density incentives or transfer of density credits in mixed-use developments.

(3) Gas station pump islands shall be placed no closer than 15 feet to any property line. Gas islands and their associated canopy structures may not be placed on a street corner in accord with the requirements of the design manual.

(4) Required on property lines adjoining residential zones.

(5) The floor-to-lot ratio for mixed-use developments shall conform to Chapter 18.35 CMC. Floor-to-lot ratios shall not apply in the Lakepoint Urban Village2 subarea.

(6) Repealed by Ord. 15-17.

(7) The impervious surface area for any lot may be increased beyond the total amount permitted in this chapter subject to approval of a conditional use permit.

(8) Required on property lines adjoining residential zones unless a stand-alone townhouse development is proposed to be located adjacent to property upon which an existing townhouse development is located.

(9) Structures in excess of the base height limitation may be increased upon approval of a conditional use permit.

(10) Structures within 150 feet of R-zoned lands shall have sloped roofs with a pitch at least as steep as that of the roofs of the closest single-family structure.

(11) The maximum footprint of any structure is 5,000 square feet. A building’s gross floor area may exceed this figure if the structure includes second or third floors.

(12) The total area of the collective footprints of all structures on a site may not exceed 10,000 square feet per acre of lot area.

CHAPTER 18.35 – DEVELOPMENT STANDARDS – DESIGN REQUIREMENTS

18.35.170 Dedication of parks and trails – Required by capital facilities plan. (1) Dedication of park and recreation facility and trails shall be provided by any development when such development is located within an area identified by the capital facilities plan as a park site or trail corridor. Trails may be dedicated to the City by provided by either dedication of a tract dedication or granting the City a public access easement, with easements preferred for trails in critical areas. (2) The area of the park and recreation facility and trail dedication shall be counted as part of the site for purposes of density and floor area calculations, unless otherwise exempt from density calculations in accordance with CMC 18.30.080. (3) The residents of the development shall be provided, at a minimum, pedestrian access to the park and recreation facility and trail. (4) Residential and multifamily developments that propose to provide public park and trail facilities pursuant to this section shall be subject to an impact fee credit in accordance with CMC Title 19. An easement granted for future park and recreation and trail facilities shall not be subject to impact fee credits, unless the easement includes required facility improvements.

CHAPTER 18.37 DEVELOPMENT STANDARDS AND DESIGN REQUIREMENTS FOR COTTAGE HOUSING

18.37.020 Applicability. Cottage housing developments are allowed in those areas of the City designated MHODN and R-18 zones. Applications for cottage housing developments shall be reviewed under the subdivision or binding site plan process set forth in Chapter 17.30 CMC. Where a conflict arises, the provisions of this chapter shall control.

18.37.050 Site requirements.

(1) Arrangement.

(a) Cottage housing developments shall contain a minimum of four cottages arranged on at least two sides of a common open space on a minimum lot of 8,000 square feet.

(b) A development may have several clusters with clear separation.

(c) Cottage housing developments should promote a sense of community both within the development and with respect to the larger community. It should not “turn its back” on the larger community. Units along the public right-of-way should have an inviting facade such as a primary or secondary entrance facing the right-of-way.

(d) All other units shall be arranged around the central common area and have their primary entry facing that common space.

(e) Attached structures containing two units shall be allowed as part of a cottage development but they shall be similar in design to the detached cottages. The number of attached units in a development shall not be more than one-third of the total number of units.

(2) Base Density and Density Bonuses for Affordable Units and Green Development.

(a) Cottages shall be built at a maximum base density of 12 du/acre.

(b) Increased density shall be allowed if the units meet certain affordability criteria described in CMC 18.90.030 and 18.90.040.

(c) Under certain conditions stipulated in those sections, each unit affordable to households earning under 50 percent and under 80 percent of median income (known as “benefit units”) allow the construction of up to one and one-half bonus units up to 150 percent of the base density allowed in the zone.

(d) If all the units in the development meet the affordability criteria, then two times the base density is allowed.

(e) Increased density shall be allowed if the cottage development achieves Built Green™ four-star or five-star certification or LEED for Homes certification at the Gold level. One and one-half times the base density shall be allowed for a development which meets either of these standards.

(f) Affordable housing and green building density bonuses may be combined up to a maximum density of no more than two times the base density.*

(3) Clustering. Critical area buffers may count toward the gross lot area, allowing for clustering of development, and providing a maximum of 50 percent of the common open space requirement.

(4) Lot Coverage. Principal and accessory structures in the development shall account for no more than 35 percent

of the gross lot area.

(5) Setbacks.

(a) Setbacks shall be 10 feet from the public right-of-way and from the property line.

(b) There shall be a minimum of five feet side yard, allowing a minimum of 10 feet of space between adjacent buildings.

(c) Front and back yards shall be a minimum of five feet from common areas, structures or internal driveway.

(6) Impervious Surface. No more than 50 percent of the gross lot area may be covered with impervious surface. Use of pervious paving materials is encouraged.

*A “benefit unit” is an affordable unit. “Bonus units” are the extra units that are added to the base density. (Base density = underlying density in the zone, such as 12 du/acre in DN-7BMHO). Depending on the affordable income level and whether there is a covenant binding the home to 15-year or 30-year affordability, more or less bonus units can be earned, ranging from .75 bonus units (no covenant required) to one bonus unit (15-year affordability) to one and one-half bonus units (30-year affordability). The maximum bonus units earned can be no more than 150 percent of the base density, or 200 percent if all the units are affordable. For green development, the whole development (including all bonus units) must shall meet the certification requirements. If it does, then 150 percent of the base density is allowed. If the base density is 12 du/acre, then a “Built Green™” development could build up to 18 du/acre. By also building six affordable units with 15-year affordability, the developer would gain six more bonus units, up to the maximum of 24 units allowed (two times base density of 12).

CHAPTER 18.40 DEVELOPMENT STANDARDS – LANDSCAPING

18.40.050 Landscaping – Street frontages.

The average width of perimeter landscaping along street frontages shall be provided as follows:

(1) Twenty feet of Type II landscaping shall be provided for an institutional use, excluding playgrounds and playfields;

(2) Ten feet of Type II landscaping shall be provided for an industrial development;

(3) Ten feet of Type II landscaping shall be provided for an above-ground utility facilities development, excluding distribution and transmission corridors, located outside a public right-of-way;

(4) Ten feet of Type III landscaping shall be provided for a commercial or attached/group residence development if not placed adjacent to the property line in conformance with the block-frontage requirements of Chapter 18.31 CMC, Article 4design manual; and

(5) For all development:

(a) Trees shall be planted at the rate of one tree for every 35 feet of frontage along all public/private streets;

(b) The trees shall be:

(i) Located within the street right-of-way or utility easement, as specified in the City’s street standards, adopted by reference in Chapter 12.60 CMC;

(ii) Maintained by the adjacent landowner unless part of a City maintenance program;

(iii) A species approved by the City and compatible with overhead utility lines, if present;

(c) The trees may be spaced at irregular intervals to accommodate sight distance requirements for driveways and intersections.

18.40.070 Landscaping – Building perimeter.

The average width of perimeter landscaping along any building/structure parameter shall be provided as follows:

(1) Building frontage facades placed adjacent to a public right-of-way in conformance with the block-frontage requirements of Chapter 18.31 CMC, Article 4with the adopted design manual shall be exempt from this provision.

(2) Five feet of Type III landscaping shall be provided.

(3) Potted landscape material may be substituted for the requirements of subsection (2) of this section in areas designed for outdoor eating with the approval of the Department.

(4) Shrubs may be substituted for a portion of the required trees as prescribed in CMC 18.40.040 as approved by the Department.

18.40.080 Landscaping – Surface parking areas.

Parking area landscaping shall be provided within surface parking areas with 10 or more parking stalls for the purpose of improving air quality, reducing surface water runoff, providing shade and diminishing the visual impacts

of large paved areas as follows:

(1) Residential developments with common parking areas shall provide planting areas at the rate of 20 square feet per parking stall;

(2) Commercial, industrial or institutional developments shall provide landscaping at a rate of:

(a) Twenty square feet per parking stall if 10 to 30 parking stalls are provided; and

(b) Twenty-five square feet per parking stall if 31 or more parking stalls are provided;

(3) Parking islands shall be provided and distributed throughout the parking area as follows:

(a) Parking islands shall be provided at intervals not greater than 10 parking spaces;

(b) Parking islands shall be provided at the end of every parking row;

(4) Permanent curbs or structural barriers shall be provided to protect the plantings from vehicle overhang;

(5) Landscaping around the perimeter of a site that is in addition to the perimeter landscaping required by CMC 18.40.050, and CMC 18.31.130 in the downtown zones, may count toward 10 percent of the required surface parking area landscaping if it is adjacent to the parking area; and

(6) Parking area landscaping shall consist of:

(a) Canopy-type deciduous trees, evergreen trees, evergreen shrubs and ground covers planted in islands or strips;

(b) Shrubs that do not exceed a maintained height of 42 inches;

(c) Plantings contained in planting islands or strips having an area of at least 100 square feet and with a narrow dimension of no less than five feet or as required by the CMC 18.31.460 (Downtown landscaping standards)design manual;

(d) Ground cover in accordance with CMC 18.40.110; and

(e) At least 70 percent of trees are deciduous.

CHAPTER 18.50 DEVELOPMENT STANDARDS – PARKING AND CIRCULATION

18.50.010 Purpose. The purpose of this chapter is to provide adequate parking for all uses allowed in this title; to reduce demand for parking by encouraging alternative means of transportation including public transit, rideshare and bicycles; and to increase pedestrian mobility in urban areas by: (1) Setting minimum off-street parking standards for different land uses that assure safe, convenient and adequately sized parking facilities within activity centers; (2) Providing incentives to rideshare through preferred parking arrangements; (3) Providing for parking and storage of bicycles; (4) Providing safe direct pedestrian access from public rights-of-way to structures and between developments; and (5) Requiring uses which attract large numbers of employees or customers to provide transit stops; and (6) Ensure compliance with the Covington design manual.

18.50.030 Computation of required off-street parking spaces.

(1) Except as modified in CMC 18.50.070(2) and (3), off-street parking areas shall contain at a minimum the number of parking spaces as stipulated in the following table. Off-street parking ratios expressed as a number of spaces per square feet mean the usable or net square footage of floor area, exclusive of nonpublic areas. Nonpublic areas include but are not limited to building maintenance areas, storage areas, closets or restrooms. If the formula for determining the number of off-street parking spaces results in a fraction, the number of off-street parking spaces shall be rounded to the nearest whole number with fractions of one-half or greater rounding up and fractions below one-half rounding down.

(2) Minimum off-street parking requirements for the downtown zones are subject to the provisions of Chapter 18.31 CMC.

Minimum Parking Spaces Land Use Required

Residential (CMC 18.25.030):

Single detached/townhouse 2.0 per dwelling unit

Apartment:

Studio units (8) 1.2 per dwelling unit

One-bedroom units (8) 1.5 per dwelling unit

Two-bedroom units (8) 1.7 per dwelling unit

Three-bedroom units or larger 2.0 per dwelling unit

Mobile home park 2.0 per dwelling unit

Senior citizen assisted 1 per 2 dwelling or sleeping units

Minimum Parking Spaces Land Use Required

Community residential facilities 1 per two bedrooms

Dormitory, including religious 1 per two bedrooms

Bed and breakfast guesthouse 1 per guest room, plus 2 per facility

Recreation/Cultural (CMC 18.25.040):

Recreation/culture uses 1 per 400 square feet

Exceptions:

Bowling center 5 per lane

Golf course 3 per hole, plus 1 per 300 square feet of club house facilities

Tennis club 4 per tennis court plus 1 per 300 square feet of clubhouse facility

Golf driving range 1 per tee

Park/playfield Director decision

Theater 1 per 3 fixed seats

Conference center 1 per 3 fixed seats, plus 1 per 50 square feet used for assembly purposes without fixed seats, or 1 per bedroom, whichever results in the greater number of spaces

General Services (CMC 18.25.050):

General services uses (9) 1 per 400 square feet

Exceptions:

Funeral home/crematory 1 per 50 square feet of chapel area

Day care I 2 per facility

Day care II 2 per facility, plus 1 space for each 20 children

Minimum Parking Spaces Land Use Required

Church, synagogue, temple 1 per 5 fixed seats, plus 1 per 50 square feet of gross floor area without fixed seats used for assembly purposes

Outpatient and veterinary clinic 1 per 400 square feet of offices office, labs and examination rooms

Nursing and personal care facilities 1 per 4 beds

Hospital 1 per bed

Elementary schools 1 per classroom, plus 1 per 50 students

Secondary schools:

Middle/junior high schools 1 per classroom, plus 1 per 50 students

High schools 1 per classroom, plus 1 per 10 students

High schools with stadiums Greater of 1 per classroom plus 1 per 10 students, or 1 per 3 fixed seats in stadium

Vocational schools 1 per classroom, plus 1 per five students

Specialized instruction schools 1 per classroom, plus 1 per two students

Artist studios 0.9 per 1,000 square feet of area used for studios

Government/Business Services (CMC 18.25.060):

Government/business services uses 1 per 400 square feet

Exceptions:

Public agency yard 1 per 400 square feet of offices, plus 0.9 per 1,000 square feet of indoor storage or repair areas

Public agency archives 0.9 per 1,000 square feet of storage area, plus 1 per 50

Minimum Parking Spaces Land Use Required square feet of waiting/reviewing areas

Courts 3 per courtroom, plus 1 per 50 square feet of fixed seat or assembly areas

Police facility Director decision

Fire facility Director decision

Construction and trade 1 per 300 square feet of office, plus 1 per 3,000 square feet of storage area

Warehousing and storage 1 per 300 square feet of office, plus 0.9 per 1,000 square feet of storage area

Self-service storage 1 per 3,500 square feet of storage area, plus 2 for any resident Director’s unit

Outdoor advertising services 1 per 400 square feet of office, plus 0.9 per 1,000 square feet of storage area

Heavy equipment repair 1 per 400 square feet of office, plus 0.9 per 1,000 square feet of indoor repair areas

Office 1 per 400 square feet

Retail/Wholesale (CMC 18.25.070):

Retail trade uses (9) 1 per 400 square feet

Exceptions:

Farmers’ and public markets 2 per vendor space

Food stores, less than 15,000 square 3 plus 1 per 400 square feet feet (9)

Gasoline service stations without 3 per facility, plus 1 per grocery service bay

Gasoline service stations with 1 per facility, plus 1 per 400 grocery, no service bays square feet of store

Minimum Parking Spaces Land Use Required

Restaurants 1 per 75 square feet in dining or lounge areas

Wholesale trade uses 0.9 per 1,000 square feet

Retail and wholesale trade mixed-use 1 per 400 square feet

Manufacturing (CMC 18.25.080):

Manufacturing uses 0.9 per 1,000 square feet

Winery/brewery (9) 0.9 per 1,000 square feet, plus 1 per 50 square feet of tasting area

Resources (CMC 18.25.090):

Resource uses Director decision

Regional (CMC 18.25.100):

Regional uses Director decision

(3) An applicant may request a modification of the minimum required number of parking spaces by providing that parking demand can be met with a reduced parking requirement. In such cases, the Director may approve a reduction of up to 50 percent of the minimum required number of spaces.

(4) When the City has received a shell building permit application, off-street parking requirements shall be based on the possible tenant improvements or uses authorized by the zone designation and compatible with the limitations of the shell permit. When the range of possible uses results in different parking requirements, the Director will establish the amount of parking based on a likely range of uses.

(5) Where other provisions of this code stipulate maximum parking allowed or reduced minimum parking requirements, those provisions shall apply.

(6) In any development required to provide six or more parking spaces, bicycle parking shall be provided. Bicycle parking shall be bike rack or locker-type parking facilities unless otherwise specified.

(a) Off-street parking areas shall contain at least one bicycle parking space for every 12 spaces required for motor vehicles except as follows:

(i) The Director may reduce bike rack parking facilities for patrons when it is demonstrated that bicycle activity will not occur at that location.

(ii) The Director may require additional spaces when it is determined that the use or its location will generate a high volume of bicycle activity. Such a determination will include but not be limited to the following uses:

(A) Park/playfield;

(B) Library/museum/arboretum;

(C) Elementary/secondary school;

(D) Sports club; or

(E) Retail business (when located along a developed bicycle trail or designated bicycle route).

(b) Bicycle facilities for patrons shall be located within 50 feet of the building entrance and shall be designed to allow either a bicycle frame or wheels to be locked to a structure attached to the pavement.

(c) All bicycle parking and storage shall be located in safe, visible areas that do not impede pedestrian or vehicle traffic flow, and shall be well lit for nighttime use.

(d) When more than 10 people are employed on site, enclosed locker-type parking facilities for employees shall be provided. The Director shall allocate the required number of parking spaces between bike rack parking and enclosed locker-type parking facilities.

(e) One indoor bicycle storage space shall be provided for every two dwelling units in townhouse and apartment residential uses, unless individual garages are provided for every unit. The Director may reduce the number of bike rack parking spaces if indoor storage facilities are available to all residents.

(7) All developments that require off-street parking shall be subject to the provisions of the electric vehicle charging stationparking space requirements in CMC 18.50.16018.50.170 through 18.50.180. See CMC 18.31.450 for Downtown parking requirements.

(8) In the MR and RCMU zones, the following standards shall apply to residential units in a mixed-use or multifamily building:

(a) Studio and one-bedroom units: 1.0 per dwelling unit.

(b) Two-bedroom units: 1.5 per dwelling unit.

(c) Three-bedroom units: 2.0 per dwelling unit.

(d) One visitor space for every 10 dwelling units rounded upward to the nearest multiple of 10.

(e) On-street parking on streets along the lot frontage can be used to meet a portion of the required number of parking spaces with an approved parking study.

(9) In the MR and RCMU zones, on-street parking on streets adjacent to the lot frontage can be used to meet all or a portion of the required number of parking spaces with an approved parking study.

18.50.100 Pedestrian and bicycle circulation and access.

(1) Pedestrian and bicycle parking standards for the downtown zones are provided in CMC 18.31.450Chapter 18.31 CMC.

(2) All permitted nonresidential uses in the community and neighborhood commercial zones shall provide pedestrian and bicycle access within and onto the site. Access points onto the site shall be provided:

(a) Approximately every 300 feet along existing and proposed perimeter sidewalks and walkways; and

(b) At all arrival points to the site, including abutting street intersections, crosswalks, and transit stops. In addition, access points to and from adjacent lots shall be coordinated to provide circulation patterns between developments.

(3) Residential Uses.

(a) All permitted residential uses of five or more dwelling units shall provide pedestrian and bicycle access within and onto the site. Access points onto the site shall be provided:

(i) Approximately every 800 to 1,000 feet along existing and proposed perimeter sidewalks and walkways; and

(ii) At all arrival points to the site, including abutting street intersections, crosswalks, and transit and school bus stops. In addition, access points to and from adjacent lots shall be coordinated to provide circulation patterns between sites.

(b) Residential uses of five or more dwelling units shall provide for nonmotorized circulation between cul-de- sacs or groups of buildings to allow pedestrian and bicycle access within and through the development to adjacent activity centers, parks, common tracts, dedicated open space intended for active recreation, schools or other public facilities, transit and school bus stops, and public streets.

(c) Access shall only be required to school bus stops that are within or adjacent to a proposed residential use of five or more dwelling units and that are identified by the affected school district in response to a notice of application. In order to allow school districts to identify school bus stops, the Department shall send a notice of application to affected school districts on all applications for residential uses of five or more dwelling units.

Walkways Running Parallel to Parking

(4) Walkways shall form an on-site circulation system that minimizes the conflict between pedestrians and traffic at all points of pedestrian access to on-site parking and building entrances. Walkways shall be provided when the pedestrian access point onto the site, or any parking space, is more than 75 feet from the building entrance or principal on-site destination and as follows:

(a) All developments which contain more than one building shall provide walkways between the principal entrances of the buildings;

(b) All nonresidential buildings set back from the public right-of-way shall provide for direct pedestrian access from the building to buildings on adjacent lots; and

(c) Walkways across parking areas shall be located as follows:

(i) Walkways running parallel to the parking rows shall be provided for every six rows. Rows without walkways shall be landscaped or contain barriers or other means to encourage pedestrians to use the walkways; and

(ii) Walkways running perpendicular to the parking rows shall be no further than 20 parking spaces. Landscaping, barriers or other means shall be provided between the parking rows to encourage pedestrians to use the walkways;

Walkways Running Perpendicular to Parking

(5) Pedestrian and bicycle access and walkways shall meet the following minimum design standards:

(a) Access and walkways shall be well lit and physically separated from driveways and parking spaces by landscaping, berms, barriers, or other means to protect pedestrians from vehicular traffic;

(b) Access and walkways shall be a minimum of five feet of unobstructed width and meet the surfacing standards of the City of Covington road standards for walkways or sidewalks and the provisions of the design manual;

(c) The minimum standard for walkways required to be accessible for persons with disabilities shall be designed and constructed to comply with the current State Building Code regulations for barrier-free accessibility;

(d) A crosswalk shall be required when a walkway crosses a driveway or a paved area accessible to vehicles.

(6) Blocks in excess of 460 feet shall be provided with a crosswalk at the approximate midpoint of the block.

(7) The Director may waive or modify the requirements of this section when:

(a) The standards conflict with specific design requirements for development in the downtown zone, as provided in Chapter 18.31 CMC;

(b) Existing or proposed improvements would create an unsafe condition or security concern;

(c) There are topographical constraints, or existing or required structures effectively block access;

(d) The land use would not generate the need for pedestrian or bicycle access; or

(e) The public is not allowed access to the subject land use.

The Director’s waiver may not be used to modify or waive the requirements of this section relating to sidewalks and safe walking conditions for students.

18.50.110 Off-street parking plan design standards.

(1) Off-street parking areas shall not be located more than 600 feet from the building they are required to serve, unless approved by the Director, for all uses except those specified as follows; where an off-street parking area does not abut the building it serves, the required maximum distance shall be measured from the nearest building entrance that the parking area serves:

(a) For all single detached dwellings, the parking spaces shall be located on the same lot they are required to serve;

(b) For all other residential dwellings, at least a portion of parking areas shall be located within 150 feet from the building or building(s) they are required to serve;

(c) For all nonresidential uses permitted in residential zones, the parking spaces shall be located on the same lot they are required to serve and at least a portion of parking areas shall be located within 150 feet from the nearest building entrance they are required to serve;

(d) In designated activity, community business and neighborhood business centers, parking lots shall be located to the rear or sides of buildings. Relief from this subsection (1)(d) may be granted by the Director only if the applicant can demonstrate that there is no practical site design to meet this requirement. The Director may allow only the number of parking spaces that cannot be accommodated to the rear or sides of buildings to be located to the front of buildings;

(e) Parking lots shall be so arranged as to permit the internal circulation of vehicles between parking aisles without re-entering adjoining public streets;

(f) Parking for the disabled shall be provided in accordance with CMC 18.50.060; and

(g) In the MR and RCMU zones, off-street surface parking shall be separated from a street by a building except when:

(i) Parking is located adjacent to a building facade that is not oriented to a street frontage; or

(ii) Parking is located in the driveway of a single-family detached residence or townhouse; or

(iii) Parking is located in a park; or

(iv) Parking is located along up to 20 percent of the applicable street frontage and is screened by landscaping or other physical barrier, such as a berm, wall or sight-obscuring fence.

(2) The minimum parking space and aisle dimensions for the most common parking angles are shown on the table in this subsection. For parking angles other than those shown on the chart, the minimum parking space and aisle dimensions shall be determined by the Director. Regardless of the parking angle, one-way aisles shall be at least 10 feet wide, and two-way aisles shall be at least 20 feet wide. If aisles are used in the parking layout, they shall be constructed as two-way aisles. Parking plans for angle parking shall use space widths no less than eight feet six inches for a standard parking space design and eight feet for a compact car parking space design.

Minimum Parking Stall and Aisle Dimensions*

A B C D E F

Aisle Width Unit Depth

Parking Angle Stall Width Curb Length Stall Depth 1-Way 2-Way 1-Way 2-Way

8.0* 20.0* 8.0 12.0 20.0 ** **

0 Min. 8.5 22.5 8.5 12.0 20.0 29.0 37.0

Desired 9.0 22.5 9.0 12.0 20.0 30.0 38.0

8.0* 16.0* 15.0 10.0 20.0 ** ** 30 Min. 8.5 17.0 16.5 10.0 20.0 42.0 53.0

A B C D E F

Desired 9.0 18.0 17.0 10.0 20.0 44.0 54.0

8.0* 11.5* 17.0* 12.0 20.0 ** **

45 Min. 8.5 12.0 12.0 20.0 50.0 58.0

Desired 9.0 12.5 12.0 20.0 51.0 59.0

8.0* 9.6* 18.0 18.0 20.0 ** **

60 Min. 8.5 10.0 20.0 18.0 20.0 58.0 60.0

Desired 9.0 10.5 21.0 18.0 20.0 60.0 62.0

8.0* 8.0* 16.0* 24.0 24.0 ** **

90 Min. 8.5 8.5 18.0 24.0 24.0 60.0 60.0

Desired 9.0 9.0 18.0 23.0 24.0 60.0 60.0

* For compact stalls only.

** Variable with compact and standard combinations.

(3) Any parking spaces abutting a required landscaped area on the driver or passenger side of the vehicle shall provide an additional 18 inches above the minimum space width requirement to provide a place to step other than in the landscaped area. The additional width shall be separated from the adjacent parking space by a parking space division stripe.

(4) The parking space depth may be reduced if vehicles overhang a walkway or landscaping under the following conditions:

(a) Wheel stops or curbs are installed;

(b) The remaining walkway provides a minimum of 48 inches of unimpeded passageway for pedestrians;

(c) The amount of space depth reduction is limited to a maximum of 18 inches; and

(d) Landscaping is designed in accordance with CMC 18.40.080(5).

(5) Driveways providing ingress and egress between off-street parking areas and abutting streets shall be designed, located and constructed in accordance with the provisions of Chapter 12.60 CMC, City of Covington Street Standards. Driveways for single detached dwellings, no more than 20 feet in width, may cross required setbacks or landscaped areas to provide access between the off-street parking areas and the street, provided no more than 15 percent of the required landscaping or setback area is eliminated by the driveway. Joint use driveways may be located within required landscaping or setback areas. Driveways for all other developments may cross or be located within required setbacks or landscaped areas to provide access between the off-street parking areas and the street, if no more than 10 percent of the required landscaping is displaced by the driveway and the driveway is located no closer than five feet from any property line except where intersecting the street.

(6) Parking spaces required under this title shall be located as follows:

(a) For single detached dwelling units the required parking spaces shall be outside of any required setbacks or landscaping, but driveways crossing setbacks and required landscaping may be used for parking. However, if the driveway is a joint use driveway, no vehicle parked on the driveway shall obstruct any joint user’s access to the driveway or parking spaces;

(b) For all other developments parking spaces may be permitted by the Director in setback areas in accordance with an approved landscape plan; and

(c) For nonresidential uses in residential zones, parking is permitted in setback areas in accordance with CMC 18.30.250.

(7) Lighting shall be provided for safety of traffic and pedestrian circulation on the site. It shall be designed to minimize direct illumination of abutting properties and adjacent streets.

(8) Tandem or end-to-end parking is allowed in residential developments. Apartment or townhouse developments may have tandem parking areas for each dwelling unit but shall not combine parking for separate dwelling units in tandem parking areas.

(9) All vehicle parking and storage for single detached dwellings must be in a garage, carport or on an approved impervious surface, as defined in CMC 18.20.02625. Any impervious surface used for vehicle parking or storage must have direct and unobstructed driveway access.

(10) Per each single-family dwelling unit, the total number of vehicles parked or stored outside of a permanent fully enclosed building or carport, regardless of zone, shall not exceed six vehicles on lots 12,500 square feet or less and eight vehicles on lots greater than 12,500 square feet, including recreational vehicles, boats and trailers. In no case shall vehicles, recreational vehicles, boats and trailers be parked between the single-family dwelling unit and the street unless located on approved impervious surface. For properties with a legally established accessory dwelling unit an additional vehicle is allowed.

(11) Vanpool or carpool parking areas shall meet the following minimum design standards:

(a) A minimum vertical clearance of seven feet three inches shall be provided to accommodate van vehicles if designated vanpool or carpool parking spaces are located in a parking structure; and

(b) A minimum turning radius of 26 feet four inches with a minimum turning diameter, curb to curb, of 52 feet

five inches shall be provided from parking aisles to adjacent carpool or vanpool parking spaces.

(12) Direct access from the street right-of-way to off-street parking areas shall be subject to CMC 18.75.070.

(13) No dead end alley may provide access to more than eight off-street parking spaces.

18.50.160 Electric vehicle charging station requirements – Downtown zones. This section applies to all electric vehicle charging stations located in off-street parking facilities or parking garages in the TC, MC, GC, and MHO zones. (1) New development located in the TC and GC zones shall provide a minimum of one Level 2 or Level 3 electric vehicle charging station for every 100 vehicle parking spaces. (2) New commercial development located in the MC and MHO zones shall provide a minimum of one Level 2 or Level 3 electric vehicle charging station for every 50 vehicle parking spaces. (3) Any new government services (CMC 18.31.080) shall provide a minimum of one Level 2 or Level 3 electric vehicle charging station regardless of the number of vehicle parking stalls required for the site. If the number of required off-street vehicle parking stalls exceed the provisions of subsections (1) and (2) of this section, then those regulations shall apply.

18.50.180 Electric vehicle charging stationparking space design standards. (1) An electric vehicle charging stationparking space may be included in the calculation for minimum required parking spaces as required in CMC 18.31.110(4) 18.31.450 and 18.50.030. (2) The Director may reduce or waive the requirement for electric vehicle parking spaces the installation of electric vehicle charging stations in any zone if the applicant can demonstrate: (a) That a shared parking facility provides access to an adjacent parking facility with a minimum of two existing electric vehicle charging stationsparking spaces; or (b) That the proposed parking facility is providing cross-access to an adjacent parking facility with a minimum of two existing electric vehicle charging stationsparking spaces; and (c) The applicant has a contract for the shared use of the above-required electric vehicle charging stationsparking spaces between the appropriate property owners. The contract shall be recorded with King County Records and Elections as a deed restriction that cannot be modified or revoked without approval by the Director. (3) Where electric vehicle charging stationsparking spaces are required in parking lots or parking garages, accessible vehicle charging stationsparking spaces shall be provided. (a) Accessible electric vehicle charging stations parking spaces should be located in close proximity to the building or facility entrance and shall connect to a barrier-free accessible route of travel. It is not required to designate the charging stationparking space exclusively for the use of disabled persons. (4) The provision of electric vehicle parking spaces will vary based on the design and use of the primary parking lot. The following required and additional location and design criteria are provided in recognition of the various parking lot layout options. Where provided, parking for electric vehicle charging purposes spaces shall include the following: (a) Each charging station space shall be posted with signage indicating the space is only for electric vehicle charging purposes, except for spaces in single-family, cottage, townhouse, and duplex development. Days and hours of operation shall be included if time limits or tow away provisions are to be enforced. Refer to

the 2009 Manual on Uniform Traffic Control Devices (MUTCD) for electric vehicle and parking signs, specifically D9-11b, D9-11bP, R7-2, and R7-108, and as amended. (b) Charging stationElectric vehicle supply equipment (EVSE) shall be maintained, including the functioning of the charging equipment. A phone number or other contact information shall be provided on the charging station equipmentEVSE for reporting when the equipment is not functioning or when other problems are encountered. (c) Where charging station equipmentEVSE is provided within an adjacent pedestrian circulation area, such as a sidewalk or accessible route to the building entrance, the charging equipmentEVSE shall be located so as not to interfere with ADA accessibility requirements. (d) Where charging station equipmentEVSE is installed, adequate site lighting shall exist, unless charging is for daytime purposes only. (e) Charging stationEVSE outlets and connector devices shall be no less than 36 inches and no higher than 48 inches from the surface where mounted, and shall contain a retraction device or a place to hang permanent cords and connectors sufficiently above the ground or paved surface. (f) Except for parallel parking stalls, adequate equipment protection, such as wheel stops or concrete-filled steel , shall be used. Curbing may be used in lieu of wheel stops or bollards if equipment is set back a minimum of 24 inches from the face of the curb. (5) Parking for electric vehicles should also consider the following: (a) Information on the charging stationEVSE identifying voltage and amperage levels and any time of use, fees, or safety information. (b) Installation of directional signs at the parking lot entrance and at appropriate decision points to guide motorists to the charging stationelectric vehicle parking space(s). Refer to the 2009 Manual on Uniform Traffic Control Devices (MUTCD) for electric vehicle and directional signs, specifically D9-11b, D9-11bP and M6-1, and as amended. (6) To allow for maintenance and notification, the owner of any private new electric vehicle infrastructure station EVSE that will be publicly available shall be required to provide information on the station’s parking space’s geographic location, date of installation, equipment type and model, and owner contact information. (7) On-street electric vehicle charging stationsparking spaces shall conform to the following: (a) On-street electric vehicle charging stationsparking spaces are not permitted in the R-1 through R-18 zones. (b) On-street electric vehicle charging stationsparking spaces in the TC, MC, GC and MHO zone shall be installed at either end of designated on-street parking. (c) Subsequent on-street electric vehicle charging stationsparking spaces should be installed adjacent to existing stations. (d) Charging station equipmentEVSE shall be installed in a well-lit area, on a hard surface, near the front of the designated parking space and should provide a minimum of 24 inches clearance from the face of the curb and not impede the required minimum ADA accessible route on the sidewalk.

CHAPTER 18.65 – CRITICAL AREAS

18.65.250 Applicability and designation – Geologically hazardous areas.

(1) This article regulates development activities on or within 50 feet of a geologically hazardous area.

(2) Geologically hazardous areas include areas susceptible to erosion, landsliding, seismic, or other geological events. The following areas are designated as geologically hazardous areas:

(a) Erosion hazard areas, defined as those areas underlain by soils that are subject to severe erosion when disturbed, including areas likely to become unstable, such as bluffs, steep slopes, and areas with unconsolidated soils. The soils subject to severe erosion include, but are not limited to, those classified as having a severe to very severe erosion hazard according to the United States Department of Agriculture Soil Conservation Service, the 1973 King County Soils Survey, or any subsequent revisions or addition by or to these sources, such as any occurrence of river wash (“Rh”) and any of the following when the soils occur on slopes inclined at 15 percent or more:

(i) The Alderwood gravelly sandy loam (“AgD”);

(ii) The Alderwood and Kitsap soils (“AkF”);

(iii) The Beausite gravelly sandy loam (“BeD” and “BeF”);

(iv) The Kitsap silt loam (“KpD”);

(v) The Ovall gravelly loam (“OvD” and “OvF”);

(vi) The Ragnar fine sandy loam (“RaD”); and

(vii) The Ragnar-Indianola association (“RdE”);

(b) Landslide hazard areas, defined as those areas subject to severe risk of landslide, based on a combination of geologic, topographic, and hydrologic factors. They include any areas susceptible to landslide because of any combination of bedrock, soil, slope (gradient), slope aspect, structure hydrology, or other factors, and include, at a minimum, the following:

(i) An area with a combination of:

(A) Slopes steeper than 15 percent of inclination;

(B) Impermeable soils, such as silt and clay, interbedded with granular soils, such as sand and gravel; and

(C) Springs or seasonal ground water seepage;

(ii) Areas of historic failures such as:

(A) An area that has shown movement during the Holocene epoch, which is from 10,000 years ago to the present, or that is underlain by mass wastage debris from that epoch;

(B) Those areas delineated by the United States Department of Agriculture Natural Resources Conservation Service as having a significant limitation for building site development;

(C) Areas designated as quaternary slumps, earthflows, mudflows, lahars, or landslides on maps published by the United States Geological Survey or Washington Department of Natural Resources;

(iii) An area potentially unstable as a result of rapid stream incision, stream bank erosion or undercutting by wave action including stream channel migration zones;

(iv) An area that shows evidence of or is at risk from snow avalanches;

(v) An area located in a canyon or on an active alluvial fan, presently or potentially subject to inundation by debris flows, or catastrophic flooding, or deposition of stream-transported sediments;

(vi) Any area with a slope of 40 percent or steeper and with a vertical relief of 10 or more feet except areas composed of bedrock;

(vii) Slopes having gradients steeper than 80 percent subject to rockfall during seismic shaking; and

(viii) Slopes that are parallel or subparallel to planes of weakness (such as bedding planes, joint systems, and fault planes) in subsurface materials;

(c) Steep slope hazard areas, defined as those areas on a slope of 40 percent inclination or more within a vertical elevation change of at least 20 feet. For the purpose of this definition, a slope is delineated by establishing its toe and top, as defined in CMC 18.20.1230046, and is measured by averaging the inclination over at least 10 feet of vertical relief; and

(d) Seismic hazard areas, defined as those areas in the City of Covington subject to severe risk of earthquake damage as a result of ground movement, ground displacement, or soil liquefaction in areas underlain by cohesionless soils of low density and usually in association with a shallow ground water table or other seismically induced settlement.

(3) Alterations within geological hazard areas are allowed pursuant to CMC 18.65.050.

(4) The critical area report shall include a geotechnical evaluation prepared by a geotechnical engineer or engineering geologist licensed in the State of Washington.

(5) The Director may approve a permit for development activities within 50 feet, but not less than 15 feet, of a steep slope area or a landslide hazard area, based on the findings of critical area report that the development will not be at risk of damage due to the geologic hazard and will not lead to nor create any increased slide, seismic or erosion hazard.

(6) Allowed alteration within a steep slope, erosion, or landslide hazard area shall minimize alterations to the natural contour of the slope and foundations shall be tiered where possible to conform to existing topography in accordance with Chapter 14.60 CMC. Freestanding retaining devices are only permitted when they cannot be designed as structural elements of the building foundation. Structures and improvement shall be located to preserve the most critical portions of the site and its natural landforms and vegetation.

CHAPTER 18.70 – WIRELESS COMMUNICATION FACILITIES

18.70.070 Electrical transmission structure collocation – Specific development standards.

The following requirements shall apply to collocation of antennas on an existing electrical transmission structure (as defined in CMC 18.20.1256046):

(1) Height. The height requirements for antennas that are collocated on electrical transmission structures are limited to 12 feet above the existing tower or pole height. If a replacement electrical transmission structure is proposed, the maximum height shall be no greater than 12 feet above the original electrical transmission structure’s height.

(2) Antenna Aesthetics. There are no restrictions on the type of antenna(s) that may be collocated on the electrical transmission structure. The antenna(s) must be painted to match the color of the electrical transmission tower/pole.

(3) Antenna Intensity. There is no limit on the number of antennas that may be collocated on an electrical transmission structure.

(4) Feed Lines and Coaxial Cables. Feed lines and coaxial cables shall be attached to the existing pole or to one of the legs of the electrical transmission tower. The feed lines and cables must be painted to match the color of the electrical transmission structure. If a replacement structure is proposed, the feed lines and coaxial cables shall be located within the structure or in a covered raceway of similar color and material to the tower or pole.

(5) Equipment Enclosures. Cabinet equipment shall be located directly under the electrical transmission tower where the antennas are located, or in a concealed location.

(6) Setbacks. Setback requirements shall not apply to wireless communication facilities collocated on an existing electrical transmission structure.

18.70.080 Adding antennas to an existing wireless communication facility tower – Specific development standards.

The following requirements shall apply to adding antennas to existing wireless communication facility tower(s) (as defined in CMC 18.20.1284048):

(1) Height. The height of the new or replacement antenna(s) may not constitute a “substantial change” as that term is defined in CMC 18.70.095. If the proposed antenna(s) height constitutes a “substantial change,” a Type 2 decision is required.

(2) Antenna Aesthetics. Antenna(s) shall be painted to match the color scheme of the tower. Antenna mounts shall be flush-mounted onto the existing tower; unless it is demonstrated through radio frequency (RF) propagation analysis that flush-mounted antennas will not meet the network coverage objective.

(3) Antenna Intensity. There is no limit on the number of antennas that may be located on an existing tower.

(4) Feed Lines and Coaxial Cables. Feed lines and coaxial cables shall be located within the tower. Any exposed feed lines or coaxial cables (such as when extended out of the tower to connect to the antennas) must be painted to match the tower.

(5) Equipment Enclosures. Any new cabinet or equipment shall be located within the equipment enclosure that was approved as part of the original application. If the applicant wishes to expand the equipment enclosure or compound from what was approved by the City or County under a previous application, the application shall either apply for an eligible facilities request under CMC 18.70.095 or shall submit a wireless communication facility (Type 2) application for only the equipment enclosure increase.

(6) Setbacks. Setback requirements shall not apply when an applicant installs new antennas on an existing tower and uses an existing equipment enclosure. If the equipment enclosure is increased it must meet the setback requirements for the underlying zoning district and may not exceed the total area restrictions for equipment enclosures as set forth in CMC 18.70.050.

18.70.090 Utility pole collocation – Specific development standards.

The following requirements shall apply to all wireless communication facilities collocated on a utility pole (as defined in CMC 18.20.1351050):

(1) Height. The antenna height of a utility pole collocation is limited to 12 feet above the existing utility pole.

(2) Antenna Aesthetics. The first preference for any collocation is to utilize flush-mounted antennas. If the utility pole collocation includes an antenna array, the array shall be painted to match the support structure and shall be flush-mounted within six inches of the support structure. If it is demonstrated through RF propagation analysis that six-inch flush-mounted antennas will not meet the network coverage objective, then the distance may be increased up to 12 inches or may be contained in a canister that is a continuation of the diameter of the support structure.

(3) Replacement Pole. An existing utility pole may be removed and replaced with a new utility pole so long as the replacement pole is of similar color and material as the existing, and adjacent, pole(s) and is located within 10 feet of the existing pole (measured from the center point of the existing pole to the center point of the replacement pole). The replaced utility pole must be used by the owner of the utility pole to support its utility lines. A replacement utility pole shall be designed such that coaxial cables and feed lines can be located within the pole or in a covered raceway of similar color and material as the pole. If the replacement utility pole has a light standard then a photometric analysis shall be provided with the application. Such application shall only be approved if the replaced pole can maintain the appropriate lighting in the right-of-way.

(4) Coaxial Cables and Feed Lines. Coaxial cables limited to one-half-inch diameter may be attached directly to an existing utility pole. Coaxial cables greater than one-half inch must be placed within the utility pole or within a covered raceway of similar color and material as the existing pole. The size of the cables is the total size of all coaxial cables being utilized on the utility pole.

(5) Pedestrian Impact. The proposed wireless communications facility collocation shall not result in a significant change in the pedestrian environment or preclude the City from making pedestrian improvements. If a utility pole is being replaced, consideration must be made to improve the pedestrian environment, if necessary.

(6) Equipment Enclosures. Unless approved by the Director of Public Works, all equipment enclosures must be placed outside of the City right-of-way. Equipment enclosures shall be located underground consistent with CMC 18.70.050(11).

(7) Setbacks. Any portion of the wireless communication facilities located within City right-of-way is not required to meet setback requirements if it is located underground. The City will evaluate setback modifications on private property under the setback requirements set forth in CMC 18.70.160.

(8) Small Wireless Facilities. Any proposed wireless communication facility that qualifies as a small wireless facility pursuant to Chapter 18.70A CMC shall apply for a small wireless facility permit under Chapter 18.70A CMC.

18.70.100 Building-mounted concealed facility – Specific development standards.

The following requirements shall apply to wireless communication facilities that are attached to an existing building and concealed from view (as defined in CMC 18.20.1428054):

(1) Height. The proposed concealed wireless communication facility must meet the height requirement of the underlying zoning district. Antennas may be located in existing church spires, clock towers, chimneys, water towers,

elevator towers, mechanical equipment rooms, or other similar rooftop appurtenances usually required to be placed above the roof level and not intended for human occupancy or the provision of additional floor area. Stand-alone antennas or towers shall not qualify as rooftop appurtenances.

(2) Antennas Aesthetics. Antennas must be concealed from view by blending with the architectural style of the building. This could include, but not be limited to, steeple-like structures and parapet walls. The screening must be made out of the same material and be the same color as the building. Antennas shall be painted to match the color scheme of the building(s).

(3) Feed Lines and Coaxial Cables. Feed lines and coaxial cables shall be located below the parapet of the rooftop.

(4) Cabinet Enclosure. If a cabinet enclosure cannot be located within the building where the wireless communication facilities will be located, then the City’s first preference is for the wireless telecommunication carrier to locate the equipment on the roof of the building. If the equipment can be screened by placing the equipment below the parapet walls, no additional screening is required. If screening is required, the proposed screening must be consistent with the existing building in terms of color, design, architectural style, and material. If the cabinet equipment cannot be located on the roof or within the building then it shall be located underground consistent with CMC 18.70.050.

(5) Setbacks. The proposed wireless communication facilities must meet the setback requirements of the applicable zoning category where the facility is to be located.

18.70.120 Nonconcealed building-mounted specific development standards.

The following requirements shall apply to wireless communication facilities that are attached to an existing building and not concealed from view (as defined in CMC 18.20.1427054):

(1) Height. The proposed facility must meet the height requirement of the underlying zoning category. If the building where the facility is located is at or above the maximum height requirements, the nonconcealed antennas are permitted to extend a maximum of three feet above the existing roof line.

(2) Antenna Aesthetics. The first preference for any proposed facility is to utilize flush-mounted antennas. Nonflush- mounted antennas may be used when their visual impact will be negated by the scale of the antennas to the building. Shrouds, canisters or other visually opaque, radio frequency transparent materials which hide the wireless antennas from public view are not required unless they provide a better visual appearance than exposed antennas. Antennas shall be painted to match the color scheme of the building(s).

(3) Feed Lines and Coaxial Cables. Feed lines and coaxial cables should be located below the parapet of the rooftop. If the feed lines and cables must be visible they must be painted to match the color scheme of the building(s).

(4) Equipment Enclosures. If cabinet equipment cannot be located within the building where the wireless communication facilities will be located, then the City’s first preference is to locate the equipment on the roof of the building. If the equipment can be screened by placing the equipment below the parapet walls, no additional screening is required. If screening is required, the proposed screening must be consistent with the existing building in terms of color, design, architectural style, and material. If the equipment enclosure cannot be located within the building or on the roof and is located on the ground, the enclosure shall be fenced with a six-foot-tall fence. The fence shall include slats, wood panels, or other materials to screen the equipment from view.

18.70.140 Tower-specific development standards.

The following requirements shall apply to all wireless communication towers (as defined in CMC 18.20.1284048):

(1) Height. Any proposed tower with antennas shall not exceed the minimum height needed to meet the coverage/capacity objectives and may not exceed more than 10 feet above the height standards of the zoning district where the tower will be located. A height modification may be applied for under CMC 18.70.150.

(2) Antenna and Tower Aesthetics. The applicant shall utilize a concealed facility as defined in CMC 18.20.1428054. The choice of concealing the wireless communication facility must be consistent with the overall use of the site. For example, having a tower appear like a flagpole would not be consistent if there are no buildings on the site. If a flag or other wind device is attached to the pole, it must be appropriate in scale to the size and diameter of the tower.

(3) Setbacks. The proposed wireless communication facilities must meet the setback requirements of the underlying zoning district. If a height modification is granted under CMC 18.70.150, the setback of the proposed wireless communication facility shall increase two feet for every foot in excess of the maximum permitted height in the zoning district.

(4) Color. The color of the tower shall be based on the surrounding land uses and type of concealment proposed.

(5) Feed Lines and Coaxial Cables. All feed lines and coaxial cables must be located within the tower. Feed lines and coaxial cables connecting the tower to the equipment enclosure, which are not located within the wireless communication facility equipment compound, must be located underground.

(6) Tower Design. Any new tower constructed shall be designed to meet the minimum structural standards for future collocation of wireless communication facilities by a minimum of three providers (including the applicant) of voice, video, or data transmission services.

CHAPTER 18.85 – NONCONFORMANCE, TEMPORARY USES, AND RE-USE OF FACILITIES

18.85.030 Nonconformance – Creation, continuation, and forfeiture of nonconformance status. Once created pursuant to CMC 18.20.800036, a nonconformance may be continued in a manner consistent with the provisions of this chapter. However, nonconformance status is forfeited if the nonconformance is discontinued beyond the provisions of CMC 18.85.050. Once nonconformance status is forfeited, the nonconformance shall not be re-established.

CHAPTER 18.90 RESIDENTIAL DENSITY INCENTIVES

18.90.020 Permitted locations of residential density incentives. Residential density incentives (RDI) shall be used only on sites served by public sewers and only in the following zones: (1) In R-4 through R-18 zones; and (2) In CC, and NC, DN zones when part of a mixed-use development.

CHAPTER 18.110 COMMERCIAL SITE DEVELOPMENT PERMITS

18.110.010 Purpose. (1) The purpose of this chapter is to establish a comprehensive site review process of proposed commercial, industrial, or multifamily development, excluding single-family residences, resulting in a permit which can combine any or all of the following: (a) Site development requirements specified prior to building and/or grading permit applications. (b) Site review and application of rules and regulations generally applied to the whole site without regard to existing or proposed internal lot lines. (c) Site development coordination and project phasing occurring over a period of years. (d) Evaluation of commercial, industrial, and multifamily zoned property for the creation or alteration of lots when reviewed concurrently with a binding site plan application. (2) Review and approval procedures shall be in accordance with applicable Washington State and City of Covington laws, rules and regulations, including permit processing procedures required by Chapter 14.35 CMC, and shall be subject to fees as set forth in the current fee resolution. (3) Compliance with the supplemental town center criteria, pursuant to CMC 18.31.040, shall be required for all development within the town center district of the downtown zone, other than the reuse, modification, or expansion of any existing development. The supplemental town center criteria are in addition the requirements of this chapter. (43) The Director has the authority to determine if an applicant is required to hold a public meeting after a commercial site development application has been submitted for development within the Downtown zones.the town center district of the downtown zone.

CHAPTER 19.20 – IMPOSITION OF IMPACT FEES

19.20.060 Exclusions.

(1) The following development activities and building permit applications do not create additional impact on public facilities and are excluded from the imposition of impact fees adopted under this title (additional exceptions from individual impact fees can be found in Chapters 19.30 and 19.40 CMC):

(a) Shelters or dwelling units for temporary placement, which provide housing to persons on a temporary basis as defined in CMC 18.20.220014.

(b) Reconstruction, remodeling, alteration, or replacement of existing legally established single-family or multifamily dwelling unit(s) that does not result in the creation of additional dwelling units or a change of use.

(c) Reconstruction, remodeling, alteration, or replacement of an existing legally established nonresidential building that does not expand the usable space.

(d) Replacement of a structure with a new structure of the same gross floor area at the same site or lot when such replacement occurs within one year of the demolition or destruction of the prior structure; provided, that there is no change in use.

(e) A legal accessory dwelling unit approved under CMC 18.20.350 016 and 18.25.030(B)(7), as it is considered part of the single-family use associated with this title.

(f) Any development activity that is exempt from the payment of an impact fee pursuant to RCW 82.02.100 due to full mitigation of the same system improvement under the State Environmental Policy Act.

(g) Mobile homes permitted as temporary dwellings pursuant to CMC 18.85.170.

(h) Miscellaneous site improvements that do not affect the use of the property or the primary structure, including, but not limited to, fences, retaining walls, swimming pools, mechanical units, and signs. Determination of the building and land use permits that qualify for exclusion under this subsection shall be at the sole discretion of the Community Development Director, or his/her designee, and shall be final.

(i) Demolition or moving of a structure.

(2) The Director shall be authorized to determine whether a particular development activity falls within an exemption identified in this section or under other applicable law. Determinations of the Director shall be in writing and are final. The Director’s determinations are not subject to an independent appeal process, but may be challenged as a condition of the associated development imposing the impact fee.

Exhibit D. SEPA Infill Exemption

*Chapter Headings Included for Ease of Reference Only

CHAPTER 16.10 – STATE ENVIRONMENTAL POLICY ACT

16.10.095 Categorical exemptions—Infill development

(1) When located within the zones identified in subsection (2), the following exempt levels are established for new construction under RCW 43.21C.229: (a) Residential development above the flexible thresholds in CMC 16.10.090; (b) Mixed-use development; or

(c) Commercial development up to sixty-five thousand (65,000) square feet, excluding retail development.

(2) Infill development exemptions shall apply in the following Downtown zones: (a) General Commercial (GC) (b) Mixed Commercial (MC) (c) Mixed Housing/Office (MHO) (d) Town Center (TC) (3) The infill exemptions in this subsection do not apply when: (a) the project is undertaken wholly or partly on lands covered by water as defined in WAC 197-11-756. (b) if a rezone is required; (c) the project requires a license governing emissions to the air or discharges to water; or (d) the project is proposed within a critical area. (4) The city establishes the following exempt levels for construction of uses stated in subsection (1). Development will be allowed under this exemption up to the point that development levels of housing, jobs, and trips have been achieved in the Downtown zones in subsection (2), unless denied by .

Net New Residential Net New Commercial (Dwelling Units) (Square Feet)

Amount: 2020-2035+ 1,235 411,160

(5) Concurrency: Development applications that qualify for the infill exemption shall meet the transportation concurrency requirements and the LOS thresholds established in Chapter 12.100 CMC, Transportation Concurrency Management. (6) Findings: The SEPA responsible official shall determine the infill exemption applies when the applicant has satisfactorily demonstrated: (a) All requirements in subsection (1) through (5) are met. (b) The proposal is located in the applicable zones in subsection (2) where the City has identified that current density and intensity of use in the area is roughly equal to or lower than called for in the goals and policies of Covington Comprehensive Plan. The proposal is consistent with Covington Comprehensive Plan and does not exceed the density or intensity of use called for in the goals and policies of the Covington Comprehensive Plan. (c) Specific impacts are adequately addressed by the development regulations or other applicable requirements of the Covington Comprehensive Plan or other local, state, or federal rules or laws. (d) The Downtown Form Based Code and Infill Exemption Environmental Impact Statement (August 2, 2021) considers the proposed density and intensity of use in the boundaries of zones identified in subsection (2).

(e) All exempt development applications have paid applicable impact fees per Chapter 19.30 CMC, Transportation Impact Fee. Infill exemption proposals shall pay their proportionate share of the cost of transportation improvements identified as mitigation measures in the Downtown Form Based Code and Infill Exemption Environmental Impact Statement (August 2, 2021) that are not included in the impact fee basis in Chapter 19.30 CMC.

CHAPTER 12.100 – TRANSPORTATION CONCURRENCY MANAGEMENT

12.100.050 Exemptions from concurrency.

(1) The following applications for development approval are exempt from the concurrency test, and may commence development without a certificate of concurrency:

(a) Any development that is categorically exempt from environmental review, except short plats;

(ba) Renewals of previously issued, unexpired permits;

(cb) Expansions or phases of projects that were disclosed by the applicant and subject to a concurrency test as part of the original application (i.e., phased development); provided, that a certificate of concurrency was issued for the expansion or subsequent phase;

(dc) Any development that will have no transportation impact, and that will not change the traffic volumes and flow patterns in the p.m. peak travel period, as determined by the Director.

(2) In order to monitor the cumulative effect of exempt development approvals on the level of service of transportation facilities, the City shall add the impacts of exempt development approvals to the transportation adequacy measure and all other relevant concurrency monitoring records. Development units shall be allocated to vested development based on the amount such vested developments are likely to need on an annual basis. The allocation shall be based on each vested development’s historical building patterns over recent years. If no such historical record or pattern can be determined for a vested development, then the allocation to each year of the first six years shall be one-sixth of the construction activity remaining to be built in the development. All allocations of facility capacity to vested development shall be subtracted from the remaining capacity available for development that is not vested.

Exhibit E. Multifamily Tax Exemption

*Chapter Headings Included for Ease of Reference Only

CHAPTER 3.80 – MULTIFAMILY PROPERTY TAX EXEMPTION

3.80.020 Definitions.

When used in this chapter, the following terms shall have the following meanings, unless the context indicates otherwise:

(1) “Affordable housing” means the definition provided for in RCW 84.14.010.

(2) “Director” means the Director of the City of Covington Department of Community Development, or his or her designee.

(3) “Household” means the definition provided for in RCW 84.14.010.

(4) “Low-income household” means the definition provided for in RCW 84.14.010.

(5) “Mixed-use” means the definition provided for in Chapter 18.20 CMC.

(6) “Moderate-income household” means the definition provided for in RCW 84.14.010.

(7) “Multifamily housing” means one or more new multistory buildings designed for permanent residential occupancy, each with four or more dwelling units.

(8) “Owner” means the property owner of record.

(9) “Permanent residential occupancy” means the definition provided for in RCW 84.14.010.

(10) “Residential targeted area” means an area within a mixed-use center that has been so designated by the City as lacking sufficient, available, desirable, and convenient residential housing to meet the needs of the public.

(11) “Supportive services” means offering residents skills or aids for daily living including job training, child care, education, health, counseling, independent living abilities, peer support, and similar activities.

3.80.040 Tax exemption – Eligibility requirements.

(1) Eight-Year Exemption Project Eligibility. A project must meet all of the following requirements for consideration for an eight-successive-year ad valorem property tax exemption on the value of the improvements qualifying under this chapter beginning January 1st of the year immediately following the calendar year after issuance of the final certificate of tax exemption:

(a) Location. The project must be located within one of the residential target areas as designated in CMC 3.80.030.

(b) Size. The project must be multifamily housing consisting of at least four dwelling units within a multistory residential structure or mixed-use development. For new construction, a minimum of four new units must be constructed. For projects converting or rehabilitating existing multifamily housing, at least four additional multifamily units must be added to existing occupied multifamily housing. Existing multifamily housing that has been vacant for 12 months or more does not have to provide additional units so long as the project provides at least four units of new, converted, or rehabilitated multifamily housing.

(c) Permanent Residential Occupancy Requirement. At least 50 percent of the space in new, converted, or rehabilitated multifamily housing must be for permanent residential occupancy.

(d) Town Center District Diversity of Multifamily Unit Types. In addition to the other requirements in this subsection, projects located in the town center (TC) district shall be located in a multistory, mixed-use structure, as described in CMC 18.31.080, and shall provide a mix of apartment types and sizes for a variety of household types according to the following standards:

(i) A minimum of 50 percent of the total units shall vary in size from other units by at least 250 square feet; or no more than 50 percent of the total planned units shall have the same number of bedrooms.

(ii) In multifamily developments with 18 units or more, no more than 60 percent of the units may be studios or one- bedroom units.

(e) The project shall be designed to meet the LEED Silver Standard at time of building permit submission as established by the U.S. Building Council (USGBC).

(fe) Completion Deadline. New construction of multifamily housing and rehabilitation improvements must be scheduled to be completed within three years from the date of approval of the application, or within an extension of this time limit as authorized by the Director.

(gf) Compliance with Guidelines and Standards. The project must comply with the City’s comprehensive plan, zoning, environment, and building codes and any other applicable regulations in effect at the time the application is approved.

(hg) Vacancy Requirement. Existing dwelling units proposed for rehabilitation must have been unoccupied for a minimum of 12 months prior to submission of application and shall fail to comply with one or more requirements of the building code as set forth in Title 15. Applications for new construction cannot be submitted for vacant property upon which an occupied residential rental structure previously stood, unless a minimum of 12 months has elapsed from the time of the most recent occupancy.

(2) Twelve-Year Exemption Project Eligibility. A proposed project must meet all of the following requirements for consideration for a 12-successive-year ad valorem property tax exemption on the value of the improvements qualifying under this chapter beginning January 1st of the year immediately following the calendar year after issuance of the final certificate of tax exemption:

(a) All requirements set forth in subsection (1) of this section; and

(b) The applicant must commit to designating at least 20 percent of the multifamily housing units as affordable housing units to low- and moderate-income households and the property must satisfy that commitment and any additional affordability and income eligibility conditions adopted by the City under this chapter. The total number of qualifying affordable housing units shall not exceed thirty percent of the total number of housing units within the same project. Provided, however, projects may contain up to forty percent of the total number of housing units in the same project as affordable housing if the development includes supportive services onsite, including but not limited to at least one of the following services: daycare, health care, employment counseling, business incubator space, or other supportive services for onsite residents. Projects including supportive services shall demonstrate they have consulted with a nonprofit or public agency to design a space suited to the proposed services. Projects intended exclusively for owner occupancy may meet this standard through housing affordable to moderate-income households.

(i) If calculations for the minimum 20 percent of the multifamily housing units required under this subsection result in a fraction, then the minimum number of multifamily housing units for affordable housing shall be rounded up to the next whole number.

(ii) In projects granted 12-year exemptions, housing units identified for households with low, affordable, or moderate annual income shall continue to be made available to low, affordable, or moderate households for the length of the exemption period.

(c) The mix and configuration of housing units (e.g., studio, one-bedroom, two-bedroom) used to meet the requirement for affordable units under this subsection shall be substantially proportional to the mix and configuration of the total housing units in the project.

(d) When a project includes more than one building with multifamily housing units, all of the affordable housing units required in this subsection must not be located in the same building.

(e) The project shall be designed and constructed to meet the LEED Silver Standard at time of building permit submission as established by the U.S. Building Council (USGBC).

(3) Limits on Exemption. The exemption does not apply to the value of land or to the value of improvements not qualifying under this chapter, nor does the exemption apply to increases in assessed valuation of land and nonqualifying improvements. In the case of rehabilitation of existing buildings, the exemption does not include the value of improvements constructed prior to submission of the completed application required under this chapter.

(4) Conclusion of Exemption. At the conclusion of the exemption period, any new housing costs shall be considered as new construction for the purposes of Chapter 84.55 RCW.

EXHIBIT F

STATE OF WASHINGTON DEPARTMENT OF COMMERCE 1011 Plum Street SE  PO Box 42525  Olympia, Washington 98504-2525  (360) 725-4000 www.commerce.wa.gov

June 9, 2021

Jonathan Ingram, Chair Covington Planning Commission c/o Ann Mueller, Senior Planner City of Covington 16720 SE 271st Suite 100 Covington, Washington 98042

RE: Covington Hybrid Form-Based Development Code and Infill Exemption

Dear Mr. Ingram:

The proposed amendments to the Infill Exemption Code and Hybrid Form-Based Development Code were received by Growth Management Services on March 3, 2021, and given material identification number 2021-S-2403 in our plan and code review system. This was also a deliverable in our grant program to increase residential building capacity. We appreciate that Covington took the opportunity to update the city’s design standards into a form-based code and increase infill exemption thresholds. We especially like the following:

 The SEPA infill exemption goes beyond the exemption levels that most communities are pursuing with HB 1923 grants and allows SEPA exemptions under RCW 43.21C.229 for up to 1,235 net new residential units and 411,160 square feet of net new commercial development. WAC 197-11-800 allows exemptions for minor new construction, while RCW 43.21C.229 allows infill exemption levels up to the amount of development analyzed in comprehensive plans in urban growth areas. This new exemption will streamline the development review process and reduce costs for a larger amount of infill development, thereby encouraging more housing. We applaud this visionary step.

 We support the implementation of form-based code standards instead of the design standards that are currently in place in the town center. This approach allows for more predictability which can lead to more development, while clarifying the design quality that is desired by the community. We also support the clarification added to departures from the design standards, and the plan to track those departures to ensure consistent application and transparency. Departures offer flexibility that is needed to allow for unique circumstances that can be prohibitive to some new development.

 We appreciate the minimum density thresholds and the elimination of maximum densities. Minimum densities will ensure sufficient development to support a walkable and compact downtown, and eliminating maximum densities is consistent with best practices for form-based code standards which maintain that maximum density is guided by the building form or envelope. Jonathan Ingram June 9, 2021 Page 2

We have a few suggestions for strengthening your plan.

 We support the city’s incentives for bonus height, especially those targeted at the objectives the city wants to achieve, however, we do not support the removal of affordable housing as an incentive. The expense of new development drives up prices, so, it is unlikely that affordable housing would be included in new development without incentives from the city. We recommend the city re-evaluate this incentive or offer other incentives to encourage affordable housing in the downtown (i.e., fee waivers, density bonuses for smaller size units, etc.). We also urge the city to include additional incentives for bonus height given that the city is reducing by- right height by 1-2 stories and reducing the number of density incentives.

 We support maximum parking ratios, the flexibility offered to adjust the parking requirements, and the update to the bicycle parking standards. These are best practices to reduce “over- parking” and its associated costs as well as supporting active transportation modes. Please also consider noting how or if on-street parking built by a project would count towards its parking requirements for other uses besides retail.

 We support the introduction of street standards and block frontages to encourage a high quality public realm that supports a variety of users (motor vehicles, pedestrians, and bicyclists). We urge you to make the block frontages portion as simple and clear to understand as possible because the layering effect of these standards adds complexity.

Congratulations to you and your staff for the good work these amendments represent. If you have any questions or concerns about our comments or any other growth management issues, please contact me at (360) 481-1398. We extend our continued support to the City of Covington in achieving the goals of growth management.

Sincerely,

Gary Idleburg Senior Planner Growth Management Services cc: Ann Mueller, Senior Planner, City of Covington David Andersen, AICP, Managing Director, Growth Management Services Steve Roberge, Deputy Managing Director, Growth Management Services Ben Serr, AICP, Eastern Region Manager, Growth Management Services Anne Fritzel, Senior Planner, Growth Management Services Laura Hodgson, Associate Housing Planner, Growth Management Services Bob Bengford, MAKERS Architecture and Urban Design Scott Bonjukian, MAKERS Architecture and Urban Design Lisa Grueter, BERK EXHIBIT G