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HomeMy WebLinkAbout4358 Ordinance ORDINANCE NO. 61-,6- � AN ORDINANCE AMENDING PMC TITLE 25 DEALING WITH RESIDENTIAL DESIGN STANDARDS REGARDING FALSE DORMERS & FLAT ROOFS (CA 2017-004). WHEREAS, cities have the responsibility to regulate and control physical development within their borders and to ensure public health, safety and welfare are maintained; and, WHEREAS, the City of Pasco has zoning regulations that encourage orderly growth and development of the City; and, WHEREAS, within the zoning regulations PMC Chapter 25.70.085 contains provisions regarding residential design standards; and, WHEREAS, Many architectural features of manufactured homes, such as low-pitch roofs, lack of integrated porches and landings, and so forth, were historically associated with the transportation requirements of mobile homes, reducing weight and allowing them to pass under low freeway underpasses; and, WHEREAS, standards dealing with roof pitch, and false dormers, technically preclude architectural features which have been successfully utilized in stick-build construction with an otherwise pleasing aesthetic outcome, and without triggering the "mobile home" stigma; and, WHEREAS, several architects have periodically requested to allow for flat roofs (roofs with a pitch of 1/12 or less) and/or shed-style roofs with varying pitches under 5/12 pitch in the City of Pasco as part of their design strategy; and, WHEREAS, While flat roofs and shed-style roofs with pitches under 5/12 pitch are technically in violation of the 5/12 pitch standard specified in the code, they often lend a pleasing appearance when built as part of an architecturally integrated design, as contrasted to the squat- pitched mobile home roof designed to slide under low freeway bridges; and, WHEREAS, fenestrated false dormers placed on a 5/12 roof typically present an aesthetically pleasing facade not resembling mobile home dormers; and, WHEREAS, The Planning Commission considers it appropriate to allow for flat roofs (roofs with a pitch of 1/12 or less) and shed-style roofs with varying pitches under 5/12 pitch as part of an architecturally integrated design; and, WHEREAS, The Planning Commission considers it appropriate to allow false dormers containing windows on roof pitches with at least a 5/12 pitch; and, WHEREAS, the City Council has determined that to further the purposes of maintaining a quality community and to support orderly development within the City of Pasco, it is necessary to amend PMC Title 25.70.085 and adopts by reference the Planning Commission's findings on this matter; NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, DOES ORDAIN AS FOLLOWS: Section 1. That PMC Section 25.70.085 be and the same is hereby amended to read as follows: 25.70.085 RESIDENTIAL DESIGN STANDARDS. (1) DESIGN STANDARDS. Except for multi-family structures the following design standards shall apply to all newly constructed or newly placed dwellings in RT, R-S-20, R-S-12, R-S-1, R-1, R-2, R-3 and the R-4 Districts: (a) The main entry doors of all dwellings must face the street on which the dwelling is addressed; (b) A minimum of 30 (thirty) square feet of glazing must be on the portion of the dwelling facing the street. Dwellings with less than 32 square feet of glazing must contain covered porches with a minimum of a four-foot overhang; (c) All entry porches/landing areas must be constructed as an integral part of the dwelling architecture; (d) The main roof of all dwellings shall have a minimum 5/12 pitch; except dwellings with less than a 5/12 pitch legally established as of the effective date of this ordinance shall be permitted to be rebuilt, altered, enlarged or remodeled without the roof being changed to a 5/12 pitch; and except for flat-pitched roofs (roofs with a pitch of 1/12 or less) and/or shed-style roofs with varying pitches as part of an architecturally integrated design. (e) Eave overhangs are required and shall be a minimum of 12 inches; (0 Dwellings with 4/12 pitch roofs may be permitted provided the main roof includes one or more secondary roofs intersecting the main roof at right angles. The secondary roof must have a pitch of 5/12 or greater; (g) No false or artificial dormers are permitted except fenestrated false or artificial dormers on roofs with at least a 5/12 pitch; (h) All foundation walls must be poured concrete or masonry block; (i) All dwellings must be permanently connected to foundations, and must meet seismic and wind loading standards for Franklin County, Washington; (j)No more than 12 inches of foundation wall can be exposed on the walls facing a street; (k) All siding must be durable materials, such as brick, masonry, stucco, vinyl, exterior-grade wood, or exterior grade composites, each with a lifespan of at least 20 years under normal conditions; (1) All siding must extend below the top of the foundation 1 'h to 2 inches. A bottom trim board does not qualify as siding and cannot be used to cover the top of the foundation; (m) All trim materials around windows, doors, corners, and other areas of the dwelling, must be cedar or other City approved materials that are not subject to deterioration; (n) All electric meters must be securely attached to an exterior side wall of the dwelling. Meters are not permitted to face the street upon which the dwelling is addressed; (o) All additions and/or other architectural features must be designed and permanently connected to the dwelling so as to be an integral part of the dwelling; (p) Primary driveways shall terminate into an architecturally integrated garage or carport. No parking pad is permitted in front of a dwelling unless such pad leads to a garage or carport; (q) At least one required off-street parking space must be located behind the front building setback line of the dwelling. (2) EXCEPTIONS. Exceptions to the design standards may be granted through the special permit process based upon review of the criteria listed in PMC 25.86.060. Section 2. This ordinance shall be in full force and effect five days after passage and publication as required by law. PASSED by the City Council of the City of Pasco, at its regular meeting ofc `(p� 2017. Matt Watkins Mayor ATTEST: APPROVED AS TO FORM: Daniela Erickson Leland B. Kerr City Clerk City Attorney