§ 17.37.040. Permitted modifications of land use regulations.

The approval of an MCO may include modifications to the requirements and standards of the underlying land use regulations of the zone in which the project is located (see PAMC section 17.94.010 for parcels with more than one zone) subject to the limitations of this chapter; however no approval shall include a modification, variance, or waiver of the requirements of the Shoreline Master Program except as provided in Chapter 173-14 WAC. Modifications to the requirements of Title 15 PAMC (Environmentally Sensitive Areas Protection) must meet the standards of that chapter.

A.

On-site parking requirements shall be consistent with Title 14 of the Port Angeles Municipal Code. Parking requirements shall be evaluated for the entire project rather than for individual uses or structures. Shared parking for a variety of campus land users will be considered in review of this requirement.

B.

A height bonus (height allowed over that permitted by the underlying zone) shall be limited to a maximum of 45 feet, or one additional story, whichever is the least under the following circumstances:

1.

When below grade parking is created, the combined floor area of any floor above 35 feet is limited to 125 square feet times the number of underground parking spaces provided.

2.

When open space elements are increased above the minimum required, a ratio of one square foot of bonus height floor area for each square foot of open space will be allowed.

3.

Bonus height floor area may be increased by one square foot for each square foot of vegetated roof created by the project.

C.

Every structure shall be set back from exterior property lines per the underlying zone, except for structures exceeding 35 feet in height. Exterior setbacks for portions of a structure exceeding 35 feet in height shall be increased by two feet for each one-foot increase of building height over 35 feet.

D.

A detailed sign plan shall be submitted as part of the project master plan for approval.

1.

All signs proposed in the MCO shall comply with the provisions of Chapter 14.36 PAMC, Sign Ordinance.

2.

Sign design shall be coordinated throughout the development.

E.

Parking areas and facilities, trash and refuse storage areas, ventilating mechanisms and other noise-generation or odor-generating equipment, fixtures, or facilities shall be located so as to minimize noise and odor impacts on the surrounding area. The Director may require measures such as landscaping, sound barriers, fences, mounding or berming, adjustments to parking location or setback standards, design modification, limits on hours of operation or other similar measures to mitigate impacts.

F.

Required landscaping shall be compatible with neighboring properties. Landscaping shall be required to reduce the potential for erosion or excessive stormwater runoff, to minimize coverage of the site by impervious surfaces, to screen parking, or to reduce noise or the appearance of bulk and scale. Specific requirements of the landscape plan are found in subsection 17.37.090.F.

1.

An MCO shall retain a minimum 20 percent of the development as open space/landscaping.

a.

The open space counted toward this set-aside shall not include vegetated roofs that are inaccessible to the general public, right-of-way landscaping including, tree lawns (street tree plantings), parkways, or landscaped traffic islands except where plans vacate these public areas.

b.

Inherently unbuildable areas such as wetlands, floodplains, or other environmentally sensitive areas and buffers may be included in open space requirements. Where such areas exist, limited density transfer calculations per subsection 15.24.070.G. PAMC may be applied.

c.

Open space areas may include stormwater detention areas or landscaped swales, or vegetated roofs that are accessible to the general public.

2.

"Streetscaping" refers to urban roadway design and conditions as they impact the diverse range of street users and nearby residents. Streetscaping is an important component of the public realm, which helps define a community's aesthetic quality and identity.

a.

Streetscaping shall include shade trees planted between streets and sidewalks. Trees shall be chosen to maximize mature tree canopy and be planted at a spacing appropriate to the approved tree species.

b.

Landscape plans shall provide an adequate soil volume to support the mature trees in a sustainable healthy condition. Use of rigid cell systems are encouraged to provide adequate soil volume.

c.

Streetscaping shall be designed to provide easy pedestrian access between street parking and the sidewalk.

3.

Traffic and parking impacts shall be minimized. Common parking and landscaped areas shall be maintained as an integral part of the site and may not be segregated as a separate parcel or parcels.

4.

All MCOs shall be designed such that proposed structures blend into the character of the surrounding neighborhood.

a.

Loading areas. All loading areas shall be oriented and/or screened so as to be unobtrusive from the adjacent streets or properties.

b.

Trash enclosures. Trash receptacle areas shall be enclosed by a six-foot-high privacy fence or masonry wall with gates.

5.

All MCOs shall provide for continuous and perpetual maintenance of common open space, common recreation facilities, private roads, utilities, parking areas, and other similar development within the boundaries of the MCO in form and manner acceptable to the City.

6.

Platting shall be required for all projects that involve or contemplate the subdivision of land. Lots in a platted MCO may not be sold to separate owners. No further subdivision of land within the MCO will be permitted unless a formal amendment to the MCO is approved.

7.

For any underlying land use regulatory process that is consolidated through the MCO overlay process, the criteria and development standards of that underlying land use process shall be met. Any subsequent land use decision made pursuant to an underlying land use regulatory process shall also require an amendment to the MCO.

G.

To encourage design flexibility, and innovations that result in a higher quality environment than traditional subdivisions, site planning and architectural review that address specific criteria are required of all development in the MCO. Where applicable, the design of MCOs shall accomplish the following to the greatest extent possible:

1.

Provide amenities, including LID facilities, that complement the surrounding environment;

2.

Provide a walkable, active and transit-oriented environment that may include bicycle or pedestrian paths, proximity to public transit, children's play areas and common open space areas;

3.

The design of all open space areas and built structures shall be compatible with and complementary to the environment in which they are placed.

H.

Public art shall be included in all MCO proposals. A minimum value of one percent of the project value, to a maximum value of $50,000.00 is required of all MCO project proposals.

I.

All MCOs shall comply with the goals and policies of the Port Angeles Comprehensive Plan.

(Ord. 3572 § 19, 12/20/2016; Ord. 3508 § 1, 6/3/2014)