18J.15.185 Residential | Pierce County Code

18J.15.185 Residential.

A. Applicability. This Section applies to new construction and remodels that exceed 60 percent building value, as calculated by the Building Official:

1. Attached single-family;

2. Duplex in zones with a maximum density of six dwelling units per acre or less;

3. Multifamily;

4. Residential Care Facility; and

5. Senior housing, Residential Care Facility, group home, or Shared Housing Use Types constructed as any of the above.

1. Residential Care Facilities in nonresidential zones; and

2. Multi-family units or Congregate Housing not located on the ground floor in a mixed-use building.

C. Design Objective. These standards are intended to ensure residential structures are integrated with the existing and adjacent neighborhoods by reducing the scale of structures and by incorporating architectural design features to increase compatibility with adjacent structures and uses.

1. Duplexes built on corner lots shall be designed to appear as a single-family unit from either street with only one front door visible from any one street.

2. Garages and carports shall be deemphasized by recessing the garage or carport a minimum of 5 feet into the duplex structure or by locating the carport or garage behind the duplex structure.

1. Duplex structures located on corner lots should contain significant architectural features on both street fronts, such as wrap-around porches, window and door trim, and building articulation.

1. Except in NCOR, UCOR, and TCTR zones, attached single-family, multi-family, and residential care facility structures located adjacent to a parcel developed with an existing single-family residence shall be limited to a maximum of 25 feet in height for a distance of 50 feet from the property boundary of the single-family residential parcel. Thereafter, height may be increased by 1 additional foot for each additional 2 feet of distance from the property boundary (e.g., height may be increased to 30 feet at a distance of 60 feet and 35 feet at a distance of 70 feet).

2. Building façades visible from public rights-of-way and/or other public spaces shall be:

a. Articulated with porches, balconies, bays, changes in color, eaves or parapets, or changes in siding materials.

(1) Building articulation shall not exceed intervals of 30 feet.

(2) Balconies shall be at least 6 feet deep by 8 feet wide.

(3) Bay windows must extend at least 1 inch horizontally from the façade of the building.

b. Wall planes shall not exceed 80 feet in length. Buildings that exceed 80 feet in width along the street front shall be divided by a modulation that is at least 20 percent of the elevation width. Such modulation must be at least 4 feet or deeper and extend through all floors. (See Figure 18J.15.185-1.)

Example: Buildings exceeding 80 feet in width along the street front can be divided by a 30-foot wide modulation of the exterior wall so that the maximum length of a particular facade is 80 feet or less. Such modulation must be at least 20 feet or deeper and extend through all floors.

3. Except in UCOR and TCTR zones, roofline variation shall be provided to break up the appearance of lengthy or monotonous roof forms. This may be accomplished by stepping back the building on upper floors, or use of dormers, gables, chimneys, or balconies. Where single runs of ridge, cornice, or fascia exceed 50 feet, the following standards shall be met:

a. The maximum roof length without variation shall be 50 feet;

b. The minimum horizontal or vertical offset shall be 4 feet;

c. The minimum variation length shall be 8 feet; and

d. Use of one of the following techniques:

(1) Vertical off-set in ridge line;

(2) Horizontal off-set in ridge line;

(3) Variations of roof pitch;

(4) Gables; or

(5) False façades.

4. Mansard, butterfly, dome, and flat roofs are prohibited in the Graham Community Plan Area.

5. Weather protection shall be provided over the main building entry, for both common entries in apartment or condominium buildings and primary entries for ground floor units.

6. Create a sense of privacy through the following:

a. Locate windows so residents from one unit cannot look directly into another unit;

b. Orient and locate units to maximize privacy; and

c. Use landscaping and architectural features like trellises to block views of adjacent units.

7. A minimum of 320 square feet of landscaping per ground floor unit shall be provided within 20 feet of the building with no dimension less than 8 feet. See Figure 18J.15.185-4. See also PCC 18J.15.040 and 18J.15.050 for additional planting requirements.

1. Carefully consider the placement of doors and windows into the shared space between dwelling units to maximize the sense of privacy.

2. Harmony and continuity of colors and materials should be considered and should complement the neighborhood.

3. The overall color scheme and materials used should create the appearance of reducing building prominence and complementing the natural environment.

4. Emphasize the entrance of a building and make it more distinct by using pavement materials and landscaping to direct pedestrians to the entrance. Use of pervious surfaces in building entrances is encouraged.

5. Avoid locating parking spaces directly in front of the building entrance or in such a way as to interfere with visibility and access.

6. Vertical Articulation. To moderate the vertical scale of tall buildings (over 3 stories in height), the design should include techniques to clearly define the building's top, middle, and bottom. The following vertical articulation techniques are suggested:

a. Top. Sloped roofs, strong eave lines, cornice treatments, horizontal trellises, or sunshades, etc.

b. Middle. Windows, balconies, material changes, railings, and similar treatments that unify the building design.

c. Bottom. Pedestrian-scale building details and highlighted building entries.

7. Additional design elements that may reduce architectural scale and add visual interest:

a. Upper-story setbacks (at least 6 inches in horizontal width) can reduce the perceived bulk of a structure from the street, particularly for mixed-use buildings near the street corners built up towards the sidewalk edge.

b. Changes in color, particularly when used in conjunction with modulation techniques, often adds visual interest to a building and reduces its overall scale.

8. Minor architectural details should be highlighted with minor accent color that complements base and major trim color. Minor accent color is normally applied to window sash, doors, and small architectural elements.

9. Consider the use of natural materials, such as wood or stone, as accents on the primary façade of the structure.

10. Muted natural colors are preferred to help structures in prominent locations blend with the surrounding landscape.

11. Avoid bright-colored, reflective roofing material.