Chapter 18.168
LOW-IMPACT DEVELOPMENT PRACTICES
Sections:
18.168.010 Purpose.
Allow and encourage development practices and tools that integrate, enhance and promote the preservation and protection of significant natural resources by using low-impact techniques that support the overall natural resource system. [Ord. 878 § 1 (Exh. B), 2006; Code 2000 § 11.40.81.]
18.168.020 Applicability.
The provisions of this chapter are not required for new development or redevelopment. The provisions are applicable only when the property owner and applicant voluntarily decide to utilize the elements of this chapter to address land-use criteria in compliance with an associated land-use application. [Ord. 878 § 1 (Exh. B), 2006; Code 2000 § 11.40.82.]
18.168.030 Application.
A separate application shall not be required to apply or receive approval to implement low-impact development practices. Proposed implementation of low-impact development practices shall be incorporated into the appropriate land-use application.
(A) Procedure. When a property owner and applicant choose to utilize provisions in this section to address approval criteria or other development standards, they shall cite and demonstrate compliance with the appropriate low-impact development practice.
(B) Low-Impact Development Practices.
(1) Engineering. Proposals that use these techniques shall require review and approval by the city engineer.
(a) Allow a street modification for reduced impervious surface (hard surface width, alternative pervious surfaces, etc.) or design speed, given all engineering requirements for safe motor vehicle movement are met. The modification shall result in preservation of a significant natural resource as identified in the natural resource protection plan.
(b) For public or private alleys, drives or aisles, the use of pervious materials for large vehicle maneuvering, parking, bicycle and pedestrian ways.
(c) Approve pervious pavement for areas that do not require access for large vehicles (80,000 pounds).
(d) Bridges and culverts that are built with a natural bottom shall demonstrate that they will not create long-term maintenance issues and/or fill up and create potential flood hazards.
(2) Hardscape.
(a) Off-street parking standards may permit a reduction of required number of parking spaces when a development provides direct pedestrian/bicycle connection from its intended use to a transit stop or public trails and pathway access improvements (See CMC 18.143.060(B)).
(b) Residential driveways or drive aisles that are located in a rear yard may have a gravel surface up to the point of where a vehicle is to be parked. The parking surface shall be impervious. All single-family or duplex residential lots are required to have the driveway that abuts the public right-of-way be impervious, and it shall be a minimum of 20 feet in length.
(c) Commercial and industrial projects may request through the appropriate design review process the use of gravel for secondary driveways or drive aisles that have been engineered and designed to support year-around use by emergency vehicles (i.e., fire trucks). These gravel driveways/drive aisles shall not be used for parking, loading and/or unloading of vehicles.
(d) Allow for a reduction in parking lot landscaping, when the applicant demonstrates a one percent reduction in the required amount of landscaping, for every two percent of existing mature tree canopy cover preserved. The total reduction shall not exceed 20 percent.
(e) Vehicle maneuvering areas that are approved for outdoor storage and display of agriculture equipment, machinery and all terrain vehicles (ATVs: recreational vehicles designed primarily for off-road use, excluding motorhomes, cars, trucks, vans, SUVs and motorcycles) do not have to be placed on impervious surface. They may be displayed on an approved dust-free, pervious surface.
(3) Landscape.
(a) Allow a reduction in the amount of required landscaping in exchange for equivalent preserved upland natural resources.
(b) Allow a reduction of up to 25 percent of the required landscaping, when it is proportional to the area planted in exclusively native plants.
(c) In commercial zones permit an approved 1:1 reduction in required landscaping, when substituted with a pervious, usable hard surface plaza or patio area approved for outdoor use and related to the intended use of the site.
(4) Building Design.
(a) When a natural resource is identified and preserved on the original subject parcel, a proportional amount of lot coverage for residential zoned properties may be increased. All yard setbacks shall be maintained as approved.
(b) Offer storm water credits for “green roofs” that meet state and local building standards/requirements. To qualify for “green roof” storm water credits, the proposal shall be submitted with a service provider letter from Clean Water Services (CWS) certifying that CWS approves of the performance level of the “green roof.”
(c) An applicant may request an increase in building height in mixed use, commercial and industrial zoning districts through approval of an administrative conditional use permit (Type II process), when an off-street parking structure/facility is incorporated into the design of a building that demonstrates:
(i) An overall reduction in the impervious surface that is equal to or greater than the impervious surface needed for the required parking spaces based on the off-street parking standard; or
(ii) If there is a direct correlation with preservation of a significant natural resource.
(5) Applications and documents related to the request, which will require further city approval, shall be submitted to the city in the proper sequence. [Ord. 878 § 1 (Exh. B), 2006; Code 2000 § 11.40.83.]