18J.17.020 Site Design and Lot Layout

18J.17.020 Site Design and Lot Layout.

These standards are intended to allow for flexibility in residential site layout to support a variety of housing types. The standards aim to reduce the amount of land required for each residence, and amplify the mutual relationship between housing units, roads, open space, and pedestrian amenities for creating developments that protect the privacy of individuals while creating pedestrian-oriented environments.

1. Design Objective. Create an internal transportation network, including a network of sidewalks and pathways, that is pedestrian-friendly and minimizes the presence of the automobile.

(1) All public and private road types including alleys, shared access facilities, neighborhood streets and access lanes are permitted in conformance with the Manual on Design Guidelines and Specifications for Road and Bridge Construction in Pierce County.

(2) Lots that access off alleyways, pedestrian courtyards, or common open space are not required to front on a private or public road.

(3) Block Length. Distances between any intersections of roads, pedestrian pathways, trails, or similar travel facilities shall not exceed 350 feet.

(4) Pedestrian Connections. A sidewalk or pathway system shall be provided through each neighborhood. The sidewalk or pathway system may disconnect from the road, provided the sidewalk/pathway continues in a logical route throughout the residential development to access each home.

(a) A pathway or sidewalk may be used to access homes, common open spaces and connect to the Pierce County Trail System.

(b) A pathway or sidewalk shall connect schools, open space areas and parks when applicable.

(a) A pedestrian access easement shall be provided to all homes that do not front on a neighborhood street, access lane, park or common green.

(b) Pedestrian access easements shall be provided, at minimum, for the full width of the designed pathway or sidewalk.

(7) Transit Standards. Transit and school bus stops shall be identified and improvements shall be provided pursuant to PCC 18J.15.080.P.

1. Design Objective. Provide flexibility in lot sizes to enable pedestrian-oriented neighborhoods.

(1) There is no minimum lot size or lot width, provided that the lot at least encompasses the individual dwelling unit footprint.

(2) Development proposed pursuant to this Chapter is eligible for Infill Lot Creation pursuant to PCC 18A.15.050.

(1) Developments should incorporate a variety of home sizes less than 1,400 square feet and multifamily dwelling unit clusters to discourage monotonous neighborhoods and to encourage open space areas.

1. Design Objective. Provide building separation that ensure buildings and streetscapes are designed at a pedestrian scale and allow for flexibility in clustering homes.

(1) Front on Public Road and Neighborhood Street: Minimum setbacks of 8 feet to building, 5 feet to porch, 7 feet to stoop.

(2) Front on Shared Access Facility and Access Lane: No minimum setbacks to building, porch or stoop. Stairs associated with a porch or stoop shall not encroach into the public right-of-way or private road easement or private road tract.

(3) New dwelling units shall be limited to 1,400 square feet (excluding garage) on residential infill lots.

(4) Side and Rear: Minimum separation of 6 feet between detached structures.

(5) Rear: Minimum separation of 10 feet between detached structures.

(6) Alleyway: Minimum setback of 2 feet from alleyway tract or easement.

(7) Front on a Pedestrian Easement: Minimum setbacks of 4 feet to building or 1 foot to porch or stoop.

(8) Side on a Pedestrian Easement: Minimum setback of 4 feet for detached structures.

(9) The distance between a private garage and the back of sidewalk (or back of curb if no sidewalk is present) shall be either less than 6 feet or more than 18 feet; in no case shall such distance be between 6 and 18 feet.

(10) Vegetated low impact development (LID) facilities, such as bioretention, may be allowed within landscape buffers and setbacks when site conditions warrant.

1. Design Objective. Allow for shared use of common space by using easements and joint use and maintenance agreements.

(1) If used, easements shall be delineated on the site plan or plat.

(2) If an easement is located in a side yard, the house wall facing the side yard shall be constructed as a "privacy wall." Privacy walls shall not have doors entering the yard space of the adjacent home, nor have windows that are within 5 feet of ground level.

(3) Easements and joint use and maintenance agreements shall be executed for use of any common areas such as shared garage or parking areas, open space, driveways, and other similar features.

(4) Utility easements shall be provided to ensure adequate maintenance access of utility infrastructure servicing individual housing units.

(1) The use of reciprocal side and/or rear yard easements is encouraged.

(2) Given the close spacing between adjacent houses, it is extremely important to carefully lay out each home on its lot to maximize use of this outdoor space.

(3) Utility easements should be determined based on early consultation with individual utility providers.

1. Design Objective. Provide for adequate parking and flexible parking arrangements and design.

(1) Minimum parking requirements shall be provided pursuant to Chapter 18A.35 PCC.

(2) Minimum parking requirements may be provided in some combination of on-site parking and approved on-street parking.

(3) Shared parking is allowed and can be used to meet parking requirements.

(4) Shared parking areas shall be designed to be clearly separate from any private unit, such as through the use of landscaping or signage.

(5) Individual parking stalls in a shared parking area shall be striped or otherwise clearly delineated.

(6) Each housing unit may be assigned a garage or carport space and may share the structure with other homes.

(7) Shared parking can be located up to 350 feet walking distance to the housing unit it serves, and shall be measured using the method provided in Chapter 18A.35 PCC.

(8) Garages shall follow an architectural style similar to the homes.

(9) If sides are visible from streets, lanes, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the garage design to minimize the impacts of the façade.

(10) Garages or carports abutting an alleyway shall only have vehicle access via the alleyway.

(11) Shared garages or carports of any size may be allowed as an accessory use on a subdivision tract, provided the garage serves the residences or guests within the subdivision.

(1) Avoid garage doors at the end of view corridors.

(2) All garages should be located to minimize the presence of the automobile.

(3) Lots that take access directly from a neighborhood street shall require a layout that lessens the visual impact of the garage doors.

(4) Private garages for single-family detached homes shall not be the dominant visual element of the associated home.

(5) Detail garage structures to create a visually interesting frontage.

1. Design Objective. Minimize the visibility of utility infrastructure.

(1) The location of underground utilities in public rights-of-way shall be consistent with the Manual on Accommodating Utilities in Pierce County Rights-of-Way and may be allowed under paved roadways and surfaces at the discretion of the County Engineer.

(1) If possible, group utility boxes together.

(2) Locate utilities underground as practicable.