Chapter 18.35 DEVELOPMENT STANDARDS

Chapter 18.35
DEVELOPMENT STANDARDS –
DESIGN REQUIREMENTS

Sections:

18.35.010 Purpose.

18.35.020 General layout standards.

18.35.030 Lot segregations – Zero-lot-line development.

18.35.040 Lot segregations – Clustered development.

18.35.050 Townhouse development.

18.35.060 Attached dwellings and group residences – Applicability.

18.35.070 Attached dwellings and group residences – Vehicular access and parking location.

18.35.080 Attached dwellings and group residences – Building facade modulation.

18.35.090 Mixed-use development – Percentages of commercial uses.

18.35.100 Mixed-use development – Design features.

18.35.110 Mixed-use development – Phasing – Required plans, requirements, covenants, recordings – Review and approval.

18.35.120 Manufactured home parks – Standards for existing parks.

18.35.130 Manufactured home parks – Standards for new parks.

18.35.140 Manufactured home parks – Alternative design standards.

18.35.150 On-site recreation – Space required.

18.35.160 Recreation space – Fees in lieu of.

18.35.170 On-site recreation – Play areas required.

18.35.180 On-site recreation – Financial guarantees for construction.

18.35.190 On-site recreation – Maintenance of recreation space or dedication.

18.35.200 Storage space and collection points for recyclables.

18.35.210 Fences.

18.35.220 Hazardous liquid and gas transmission pipelines.

18.35.230 Trail corridors – Applicability.

18.35.240 Trail corridors – Design standards.

18.35.250 Trail corridors – Maintenance of trail corridors/improvements.

18.35.260 Wildlife habitat corridors – Applicability.

18.35.270 Wildlife habitat corridors – Design standards.

18.35.280 Short subdivisions or short subdivision alterations – Adequacy of access – Right-of-way use permits.

18.35.290 Proposed formal subdivisions, short subdivisions or binding site plans – Railroad buffer strips.

18.35.300 Preliminary subdivision and short subdivision approval – Maintenance of private streets, easements and utilities required.

18.35.310 Covington design manual.

18.35.010 Purpose.

The purpose of this chapter is to improve the quality of development by providing building and site design standards that:

(1) Reduce the visual impact of large residential buildings from adjacent streets and properties;

(2) Enhance the aesthetic character of large residential buildings;

(3) Contain sufficient flexibility of standards to encourage creative and innovative site and building design;

(4) Meet the on-site recreation needs of project residents;

(5) Enhance aesthetics and environmental protection through site design; and

(6) Allow for continued or adaptive re-use of historic resources while preserving their historic and architectural integrity. (Ord. 42-02 § 2 (21A.14.010))

18.35.020 General layout standards.

For residential developments in the R zones:

(1) The maximum length of blocks shall be 1,320 feet; and

(2) Except for corner lots, lots for single detached dwellings shall not have street frontage along two sides unless one of said streets is a neighborhood collector street or an arterial street. (Ord. 42-02 § 2 (21A.14.020))

18.35.030 Lot segregations – Zero-lot-line development.

In any R zone or in the CN zone, interior setbacks may be modified during subdivision or short subdivision review as follows:

(1) If a building is proposed to be located within a normally required interior setback:

(a) An easement shall be provided on the abutting lot of the subdivision that is wide enough to ensure a 10-foot separation between the walls of structures on adjoining lots, except as provided for common wall construction;

(b) The easement area shall be free of permanent structures and other obstructions that would prevent normal repair and maintenance of the structure’s exterior;

(c) Buildings utilizing reduced setbacks shall not have doors that open directly onto the private yard areas of abutting property. Windows in such buildings shall not be oriented toward such private yard areas unless they consist of materials such as glass block, textured glass, or other opaque materials, and shall not be capable of being opened, except for clerestory-style windows or skylights; and

(d) The final plat or short plat shall show the approximate location of buildings proposed to be placed in a standard setback area.

(2) In the R zones, setbacks on existing individual lots may be modified; provided, that the standards set forth in subsection (1)(a) of this section are met. (Ord. 42-02 § 2 (21A.14.030))

18.35.040 Lot segregations – Clustered development.

If residential lot clustering is proposed, the following provisions shall be met:

(1) In the R zones, any designated open space tract resulting from lot clustering shall not be altered or disturbed except as specified on recorded documents creating the open space. Open spaces may be retained under ownership by the subdivider, conveyed to residents of the development, or conveyed to a third party. If access to the open space is provided, the access shall be located in a separate tract;

(a) Clusters containing two or more lots of less than two and one-half acres, whether in the same or adjacent developments, shall be separated from similar clusters by at least 120 feet;

(b) The overall amount, and the individual degree of clustering shall be limited to a level that can be adequately served by rural facilities and services, including, but not limited to, on-site sewage disposal systems and rural roadways;

(c) A 50-foot Type II landscaping screen, as defined in CMC 18.40.040, shall be provided along the frontage of all public roads. The planting materials shall consist of species that are native to the Puget Sound region. Preservation of existing healthy vegetation is encouraged and may be used to augment new plantings to meet the requirements of this section. (Ord. 42-02 § 2 (21A.14.040))

18.35.050 Townhouse development.

In the R-1 through R-8 zones and in the CN zone, a building that contains a grouping of attached townhouse units shall not exceed a 200-foot maximum length without a separation of at least 10 feet from other groupings or rows of townhouses. (Ord. 42-02 § 2 (21A.14.060))

18.35.060 Attached dwellings and group residences – Applicability.

The standards of CMC 18.35.070 and 18.35.080 shall apply to all new apartment developments exceeding four dwelling units, new townhouse development and new group residences except Class I community residential facilities (CRF-I). Expansions of existing development that involve four or more dwelling units shall be subject to compliance with CMC 18.35.070 and 18.35.080. (Ord. 42-02 § 2 (21A.14.070))

18.35.070 Attached dwellings and group residences – Vehicular access and parking location.

(1) On sites abutting an alley constructed to a width of at least 20 feet, apartment and townhouse development and all group residences except Class I community residential facilities (CRF-I) shall have parking areas placed to the rear of buildings with primary vehicular access via the alley, except when waived by the Director due to physical site limitations.

(2) When alley access is provided, no additional driveway access from the public street shall be allowed except as necessary to access parking under the structure or for fire protection.

(3) When the number of uncovered common parking spaces for attached dwellings and group residences exceed 30 spaces and when there is alley access, no more than 50 percent of these uncovered parking spaces shall be permitted between the street property line and any building, except when authorized by the Director due to physical site limitations. (Ord. 42-02 § 2 (21A.14.080))

18.35.080 Attached dwellings and group residences – Building facade modulation.

Apartment and townhouse developments and all group residences shall provide horizontal and vertical building facade modulation on facades exceeding 60 feet and facing abutting streets or properties zoned R-1 (urban separator) through R-4. The following standards shall apply:

(1) The maximum wall length without modulation shall be 30 feet; and

(2) The sum of the modulation depth and the modulation width shall be no less than eight feet. Neither the modulation depth nor the modulation width shall be less than two feet.

(3) Any other technique approved by the Director or listed in the design manual that achieves the intent of this section. (Ord. 42-02 § 2 (21A.14.090))

18.35.090 Mixed-use development – Percentages of commercial uses.

Commercial uses in mixed-use developments shall be subject to the following limits:

(1) A minimum of 60 percent of the total ground floor area must be for commercial use. (Ord. 42-02 § 2 (21A.14.110))

18.35.100 Mixed-use development – Design features.

Mixed-use development permitted by Chapter 18.25 CMC shall incorporate the following design features:

(1) Residential and nonresidential uses proposed for mixed-use development shall be only those uses permitted in the zone, as established by Chapter 18.25 CMC;

(2) If residential and nonresidential uses are proposed for the same structure, nonresidential uses shall occupy no less then 60 percent of the ground floor. The Director may waive this requirement under the following circumstances:

(a) If the structure is located on a sloping lot that provides access from upper levels or from multiple levels. In such cases, the nonresidential use may be located on the levels that exit onto the primary pedestrian streets; or

(b) If views from the upper levels are valuable amenities that would help assure success of the nonresidential uses, such as a restaurant;

(3) Mixed-use development shall provide off-street parking behind or to the side of buildings, or enclosed within buildings consistent with CMC 18.50.030. Relief from this requirement may be granted by the Director only if the applicant can demonstrate that there is no practical site design to meet this requirement. The Director may allow only the number of parking spaces that cannot be accommodated to the rear or sides of buildings, or enclosed within buildings, to be located to the front of buildings. A 20 percent reduction of required parking is allowed if a mixed-use development meets the criteria of CMC 18.50.040 for shared parking. (Ord. 42-02 § 2 (21A.14.135))

18.35.110 Mixed-use development – Phasing – Required plans, requirements, covenants, recordings – Review and approval.

When residential and commercial uses are proposed to be contained in separate structures and the structures containing residential uses are proposed to be built prior to those containing commercial uses, then a commercial site development permit shall be required and as well as the following:

(1) The applicant shall submit a site plan showing the entire mixed-use development. The plan shall show project features including the location of the residential and commercial structures, parking areas, landscaping planters, sidewalks, and pedestrian linkages. The plan shall be drawn to scale and provide sufficient detail to ensure all zoning and development standards are met for the entire development.

(2) Infrastructure plans, including storm drainage facilities, shall be sized to accommodate the needs of the entire mixed-use development. The infrastructure shall be installed with the first phase of the development up to or near the commercial building(s) unless the applicant demonstrates to the Department’s satisfaction that there is potential for significant damage to the infrastructure during the construction of any later phase of construction.

(3) For the purpose of informing future property owners of limitations on future development because of the mixed-use provisions of this title, the applicant shall record a covenant on the property that states the restrictions upon the remaining portions of the site that they shall only be used for commercial uses. The covenant shall be recorded prior to the issuance of the building permit for the residential structure(s). The covenant shall be subject to review and approval by the Department. (Ord. 42-02 § 2 (21A.14.145))

18.35.120 Manufactured home parks – Standards for existing parks.

(1) Manufactured home parks established prior to the effective date of the ordinance codified in this title shall continue to be governed by all standards relating to density, setbacks, landscaping and off-street parking in effect at the time they were approved.

(2) Placement of new accessory structures and replacement mobile homes, either standard or nonstandard, in these manufactured home parks shall be governed by the dimensional standards in effect when the parks were approved, unless two or more replacement mobile homes are proposed to be installed adjacent to each other under the flexible setback option set forth in CMC 18.35.140. Where internal setbacks are not specified, the average of the prevailing setbacks on the pads to either side of the proposed new or replacement structure shall apply.

(3) No spaces or pads in an existing manufactured home park shall be used to accommodate recreational vehicles (RVs), except when the spaces or pads were specifically for RVs at the time the park was established.

(4) An existing manufactured home park may be enlarged, provided the proposed enlargement meets the standards set forth in CMC 18.35.130 and 18.35.140.

(5) Both insignia and non-insignia mobile homes may be installed in established parks; provided, that all mobile homes supported by piers shall be fully skirted, and that nonstandard mobile homes shall meet the minimum livability and safety requirements set forth in CMC Title 15, Buildings and Construction. (Ord. 42-02 § 2 (21A.14.150))

18.35.130 Manufactured home parks – Standards for new parks.

New manufactured home parks shall be developed subject to the following standards:

(1) A manufactured home park shall be at least three acres in area;

(2) Residential densities in a manufactured home park shall be as follows:

(a) Must not exceed a density of 25 percent over the base density; and

(b) Manufactured home parks shall be eligible to achieve the maximum density permitted in the zone by providing the affordable housing benefit for manufactured home parks set forth in Chapter 18.90 CMC;

(3) Both insignia and non-insignia mobile homes may be installed in manufactured home parks; provided, that non-insignia mobile homes shall meet the minimum livability and safety requirements set forth in CMC Title 15, Buildings and Construction;

(4) A manufactured home park shall be exempt from impervious surface limits set forth in Chapter 18.30 CMC;

(5) At least one of the off-street parking spaces required for each mobile home shall be located on or adjacent to each mobile home pad;

(6) Internal roads and sidewalks shall provide access to each mobile home space and shall be constructed in accordance with the adopted City of Covington road standards for residential minor access streets;

(7) There shall be a minimum of 10 feet of separation maintained between all mobile homes on the site, unless the flexible setback option set forth in CMC 18.35.140 is used. Accessory structures shall be located no closer than:

(a) Ten feet to mobile homes on adjacent spaces, unless constructed of noncombustible materials, in which case the minimum setback shall be five feet;

(b) Five feet to accessory structures of mobile homes on adjacent spaces; and

(c) Five feet to the mobile home or other accessory structures on the same space, except a carport or garage may be attached to the mobile home, and the separation may be waived when such structures are constructed of noncombustible materials;

(8) All mobile homes and RVs supported by piers shall be fully skirted; and

(9) A manufactured home park may include a storage area for RVs owned by residents of the park, provided the storage area contains no utility hook-ups and no RV within the storage area shall be used as living quarters. (Ord. 42-02 § 2 (21A.14.160))

18.35.140 Manufactured home parks – Alternative design standards.

As an alternative to the building separation and internal street standards of CMC 18.35.130:

(1) Building separation requirements or setbacks between mobile homes and accessory structures on adjacent spaces may be modified, provided:

(a) The common walls meet the fire protection standards set forth in the International Building Code and the standards set forth in the International Fire Code for duplexes, multifamily and condominium developments, as applicable; and

(b) Rental agreement clauses, by-laws or other legal mechanisms stipulate maintenance responsibilities for structures, fences and yards;

(2) Private streets may be used with a minimum driving surface of 22 feet in width, provided:

(a) The streets comply in all other respects with the road standards;

(b) All required parking is located off-street and as specified in CMC 18.35.130(5); and

(i) Directly connect two or more points of vehicular access to the park; or

(ii) Serve over 100 dwelling units within the park. (Ord. 06-05 § 1; Ord. 23-04 § 12; Ord. 42-02 § 2 (21A.14.170))

18.35.150 On-site recreation – Space required.

(1) Residential developments of more than four units in the R zones, stand-alone townhouse developments if more than four units, and mixed-use developments, if more than four units, shall provide fully accessible recreation space for leisure, play and sport activities as follows:

(a) Residential subdivision, townhouses developed at a density of eight units or less per acre: 450 square feet per unit;

(b) Manufactured home park: 260 feet per unit; and

(i) Studio and one bedroom: 200 square feet per unit;

(ii) Two bedrooms: 350 square feet per unit; and

(iii) Three or more bedrooms: 400 square feet per unit.

(d) Senior housing or other age restricted facilities: 200 square feet per unit or as required by the funding agency, whichever is greater.

(2) Recreation space shall be placed in a designated recreation space tract if part of a subdivision. The tract shall be dedicated to a homeowners’ association or other workable organization acceptable to the Director, to provide continued maintenance of the recreation space tract consistent with CMC 18.35.190.

(3) Any recreation space located outdoors shall:

(a) Be of a grade and surface suitable for recreation;

(b) Be on the site of the proposed development;

(c) Be located in an area where the topography, soils, hydrology and other physical characteristics are of such quality as to create a flat, dry, obstacle-free space in a configuration which allows for passive and active recreation;

(d) Be centrally located with good visibility of the site from roads and sidewalks;

(e) Have no dimensions less than 20 feet (except trail segments);

(f) Be located in one designated area, unless the Director determines that residents of large subdivisions, townhouses and apartment developments would be better served by multiple areas developed with recreation or play facilities;

(g) In single detached or townhouse subdivisions, if the required outdoor recreation space exceeds 5,000 square feet, have a street roadway or parking area frontage along 10 percent or more of the recreation space perimeter, except trail segments, if the outdoor recreation space is located in a single detached or townhouse subdivision;

(h) Be fully accessible and convenient to all residents within the development (ADA); and

(i) Be located adjacent to, and be accessible by, trail or walkway to any existing or planned municipal, County or regional park, public open space or trail system, which may be located on adjoining property.

(j) Lighting shall be provided for safe use of any recreational facility as determined by the Department. Such lighting shall be maintained by the responsible party if not part of a City maintenance program.

(4) Indoor recreation areas may be credited towards the total recreation space requirement, if the Director determines that the areas are located, designed and improved in a manner that provides recreational opportunities functionally equivalent to those recreational opportunities available outdoors. For senior citizen assisted housing, indoor recreation areas need not be functionally equivalent but may include social areas, game and craft rooms, and other multi-purpose entertainment and education areas.

(5) Play equipment or age appropriate facilities shall be provided within dedicated recreation space areas according to the following requirements:

(a) For developments of five dwelling units or more, a tot lot or children’s play area, which includes age appropriate play equipment and benches, shall be provided consistent with CMC 18.35.170;

(b) For developments of five to 25 dwelling units, one of the following recreation facilities shall be provided in addition to the tot lot or children’s play area:

(i) Playground equipment;

(ii) Sport court;

(iii) Sport field;

(iv) Tennis court; or

(v) Any other recreation facility proposed by the applicant and approved by the Director;

(c) For developments of 26 to 50 dwelling units, at least two or more of the recreation facilities listed in subsection (5)(b) of this section shall be provided in addition to the tot lot or children’s play area;

(d) For developments of more than 50 dwelling units, one or more of the recreation facilities listed in subsection (5)(b) of this section shall also be provided for every 25 dwelling units in addition to the tot lot or children’s play area. If calculations result in a fraction, the fraction shall be rounded to the nearest whole number as follows:

(i) Fractions of 0.50 or above shall be rounded up; and

(ii) Fractions below 0.50 shall be rounded down.

(6) In subdivisions, recreation areas that are contained within the on-site storm water tracts, but are located outside of the 100-year design water surface, may be credited for up to 50 percent of the required square footage of the on-site recreation space requirement on a foot-per-foot basis, subject to the following criteria:

(a) The storm water tract and any on-site recreation tract shall be contiguously located. At final plat recording, contiguous storm water and recreation tracts shall be recorded as one tract and dedicated to the homeowners’ association or other organization as approved by the Director;

(b) The storm water facilities shall be constructed to meet the following conditions:

(i) The side slope of the storm water facilities shall not exceed 33 percent unless slopes are existing, natural and covered with vegetation;

(ii) A bypass system or an emergency overflow pathway shall be designed to handle flow exceeding the facility design and located so that it does not pass through active recreation areas or present a safety hazard;

(iii) The storm water facilities shall be landscaped and developed for passive recreation opportunities such as trails, picnic areas and aesthetic viewing; and

(iv) The storm water facilities shall be designed so they do not require fencing pursuant to the surface water design manual.

(7) In the case of joint use of the tract for storm water facilities and recreation space, the City of Covington is responsible for maintenance of the storm water facilities only and will require a drainage easement for that purpose.

(8) A recreation space plan shall be submitted to the Department and reviewed and approved with engineering plans.

(a) The recreation space plans shall address all portions of the site that will be used to meet recreation space requirements of this section, including storm water facilities. The plans shall show dimensions, finished grade, equipment, landscaping, irrigation, lighting and other improvements, as required by the Director, to demonstrate that the requirements of the on-site recreation space in this section and play areas in CMC 18.35.170 have been met.

(b) If engineering plans indicate that the on-site storm water facilities or storm water tract must be increased in size from that shown in preliminary approvals, the recreation plans must show how the required minimum recreation space under subsection (1) of this section will be met. (Ord. 42-02 § 2 (21A.14.180))

18.35.160 Recreation space – Fees in lieu of.

(1) The creation of on-site recreation space shall be the preferred method of providing new development with opportunities for leisure, play and sports activities. Applicants shall to the best of their ability endeavor to provide recreation space on the project site. However, if on-site recreation space is not provided in accordance with CMC 18.35.150, the applicant shall pay a fee in lieu of actual recreation space if approved by the City. City acceptance of a fee in lieu payment is discretionary. A fee in lieu of on-site recreation space may be permitted if the recreation space provided within a City park in the vicinity will be of greater

benefit to the prospective residents of the development.

(2) Fees shall be determined annually by the Department of Community Development on the basis of the projected market value of the required recreation space land area after development and the estimated value of the improvements, which would have been required. Any recreational space provided by the applicant shall be credited toward the required fees.

(3) If recreation space credit is applied to storm water facilities in accordance with CMC 18.35.150(5), the development loses its option to request a fee in lieu and the remainder of the required recreation space and play area must be provided on-site. (Amended at request of department 2/08; Ord. 42-02 § 2 (21A.14.185))

18.35.170 On-site recreation – Play areas required.

(1) All single detached subdivisions, apartment, townhouse and mixed-use developments, excluding age restricted senior citizen housing, of more than four units, shall provide children play areas within the recreation space on-site, when provided, or pay a fee in lieu of the value of the required improvements. This would include all associated improvements and installation.

(2) Play area (tot lot) designs shall:

(a) Provide at least 45 square feet per dwelling unit, with a minimum size of 900 square feet;

(b) Be adjacent to main pedestrian paths or near building entrances;

(d) Meet the requirements of CMC 18.35.150; and

(e) Provide play equipment that meets, at a minimum, the Consumer Product Safety Standards for equipment, soft surfacing spacing and comply with all applicable ADA accessibility standards. (Ord. 42-02 § 2 (21A.14.190))

18.35.180 On-site recreation – Financial guarantees for construction.

Financial guarantees for construction of recreation facilities required under CMC 18.35.150 and 18.35.170 shall be provided consistent with CMC Title 14. (Ord. 20-07 § 116; Ord. 42-02 § 2 (21A.14.195))

18.35.190 On-site recreation – Maintenance of recreation space or dedication.

(1) Recreation space that meets the criteria in CMC 18.35.150(3) may, at the discretion of the Director, be dedicated as a park open to the public in lieu of providing the on-site recreation required under CMC 18.35.150 if the following criteria are met:

(a) The dedicated area is at least two acres in size, unless when adjacent to an existing or planned City or County park;

(b) The dedicated land provides one or more of the following:

(i) Shoreline access;

(ii) Regional trail linkages;

(iii) Habitat linkages;

(iv) Recreation facilities; or

(v) Heritage sites; and

(2) Unless the recreation space is dedicated to the City in accordance with subsection (1) of this section, maintenance of any recreation space retained in private ownership shall be the responsibility of the owner or other separate entity capable of long-term maintenance and operation in a manner acceptable to the Department. (Ord. 42-02 § 2 (21A.14.200))

18.35.200 Storage space and collection points for recyclables.

Developments shall provide storage space for the collection of recyclables as follows:

(1) The storage space shall be provided at the following rates, calculated based on any new dwelling unit in multiple-dwelling developments and any new square feet of building gross floor area in any other developments:

(a) One and one-half square feet per dwelling unit in multiple-dwelling developments except where the development is participating in a County-sponsored or approved direct collection program in which individual recycling bins are used for curbside collection;

(b) Two square feet per every 1,000 square feet of building gross floor area in office, educational and institutional developments;

(c) Three square feet per every 1,000 square feet of building gross floor area in manufacturing and other nonresidential developments; and

(d) Five square feet per every 1,000 square feet of building gross floor area in retail developments.

(2) The storage space for residential developments shall be apportioned and located in collection points as follows:

(a) The required storage area shall be dispersed in collection points throughout the site when a residential development comprises more than one building.

(b) There shall be one collection point for every 30 dwelling units.

(c) Collection points may be located within residential buildings, in separate buildings/structures without dwelling units, or outdoors.

(d) Collection points located in separate buildings/structures or outdoors shall be no more than 200 feet from a common entrance of a residential building.

(e) Collection points shall be located in a manner so that the swing of any collection point gate does not obstruct pedestrian or vehicle traffic or access to parking or that the gate swing or any hauling truck does not project into any public right-of-way.

(3) The storage space for nonresidential developments shall be apportioned and located in collection points as follows:

(a) Storage space may be allocated to a centralized collection point.

(b) Outdoor collection points shall not be located in any required setback areas.

(c) Collection points shall be located in a manner so that the swing of any collection point gate does not obstruct pedestrian or vehicle traffic or access to parking or that the gate swing or any hauling truck does not project into any public right-of-way.

(d) Access to collection points may be limited, except during regular business hours and/or specified collection hours.

(4) The collection points shall be designed as follows:

(a) Dimensions of the collection points shall be of sufficient width and depth to enclose containers for recyclables.

(b) Architectural design of any structure enclosing an outdoor collection point or any building primarily used to contain a collection point shall be consistent with the design of the primary structure(s) on the site.

(d) A six-foot wall or fence shall enclose any outdoor collection point, excluding collection points located in industrial developments that are greater than 100 feet from residentially zoned property. All screening shall include the use of landscape material.

(e) Enclosures for outdoor collection points and buildings used primarily to contain a collection point shall have gate openings at least 12 feet wide for haulers. In addition, the gate opening for any building or other roofed structure used primarily as a collection point shall have a vertical clearance of at least 12 feet.

(f) Weather protection of recyclables shall be ensured by using weather-proof containers or by providing a roof over the storage area.

(5) Only recyclable materials generated on-site shall be collected and stored at such collection points. Except for initial sorting of recycables by users, all other processing of such materials shall be conducted off-site.

(6) The Director may waive or modify specific storage space and collection point requirements set forth in this section if the Director finds, in writing, that an alternate recycling program design proposed by the applicant meets the needs of the development and provides an equivalent or better level of storage and collection for recyclables. (Ord. 42-02 § 2 (21A.14.210))

18.35.210 Fences.

Fences are permitted as follows:

(1) Fences exceeding a height of six feet shall comply with the applicable street and interior setbacks of the zone in which the property is located, except:

(a) Fences located on a rockery, retaining wall, or berm within a required setback area is permitted subject to the following requirements:

(i) Except for City of Covington public works projects in R-1 through R-8 zones and the resource zones:

(A) The total height of the fence and the rockery, retaining wall or berm upon which the fence is located shall not exceed a height of 10 feet. This height shall be measured from the top of the fence to the ground on the low side of the rockery, retaining wall or berm; and

(B) The total height of the fence itself, measured from the top of the fence to the top of the rockery, retaining wall or berm, shall not exceed six feet.

(ii) In the commercial/industrial zones, the height of the fence, measured from the top of the fence to the top of the rockery, retaining wall or berm, shall not exceed six feet.

(iii) Any portion of the fence above a height of eight feet, measured to include both the fence and the rockery, retaining wall, or berm (as described in subsection (1)(a)(i)(A) of this section), shall be an open-work fence.

(2) Fences located on a rockery, retaining wall or berm outside required setback areas shall not exceed the building height for the zone, measured in accordance with the standards established in the International Building Code.

(3) Electric fences shall:

(a) Be permitted in all zones; provided, that when placed within R-4 through R-8 zones, additional fencing or other barriers shall be constructed to prevent inadvertent contact with the electric fence from abutting property;

(b) Comply with the following requirements:

(i) An electric fence using an interrupted flow of current at intervals of about one second on and two seconds off shall be limited to 2,000 volts at 17 milliamp;

(ii) An electric fence using continuous current shall be limited to 1,500 volts at seven milliamp;

(iii) All electric fences in the R-4 through R-8 zones shall be posted with permanent signs a minimum of 36 square inches in area at 50-foot intervals stating that the fence is electrified; and

(iv) Electric fences sold as a complete and assembled unit can be installed by an owner if the controlling elements of the installation are certified by an ANSI approved testing agency; and

(4) Except as specifically required for the necessary security related to a nonresidential use, no barbed or razor-wire fence shall be located in any R-4 through R-8 zone. (Ord. 06-05 § 1; Ord. 23-04 § 13; Ord. 42-02 § 2 (21A.14.220))

18.35.220 Hazardous liquid and gas transmission pipelines.

(1) Tracts and easements containing hazardous liquid and gas transmission pipelines and required setbacks from such pipelines may include the following uses, subject to other regulations applicable to each use and approval of the holder of the easement: utility structures not normally occupied necessary for the operation of the pipeline, landscaping, trails, parks, open space, keeping of animals, agriculture, forestry, commercial signage, minor communication facilities and the utility structures not normally occupied necessary for the operation of the minor communication facility, and other compatible uses as specified on the face of the recorded plat or short plat; provided, that structures designed for human occupancy shall never be allowed within pipeline tracts, easements or setbacks.

(2) Hazardous liquid and gas transmission pipelines shall not be located in aquifer recharge areas, landslide hazard areas or erosion hazard areas. When it is impractical to avoid such areas, special engineering precautions should be taken to protect public health, safety and welfare. (Ord. 42-02 § 2 (21A.14.225))

18.35.230 Trail corridors – Applicability.

Trail easements or dedications shall be provided by any development, except for single detached residential permits, when such developments are located within any community or regional trail corridor identified by an adopted functional plan or community plan identifying community and/or regional trail systems. The residents or tenants of the development shall be provided access to the trail easement. The area of the trail easement shall be counted as part of the site for purposes of density and floor area calculations. (Ord. 42-02 § 2 (21A.14.230))

18.35.240 Trail corridors – Design standards.

Trail design shall be reviewed by the Department of for consistency with adopted standards for:

(1) Width of the trail corridor;

(2) Location of the trail corridor on the site and signage;

(3) Paved surfacing improvements and trail amenities;

(4) Use(s) permitted within the corridor;

(5) Lighting (where applicable). (Ord. 42-02 § 2 (21A.14.240))

18.35.250 Trail corridors – Maintenance of trail corridors/improvements.

Maintenance of any trail corridor or improvements, retained in private ownership, shall be the responsibility of the owner or other separate entity capable of long-term maintenance and operation in a manner acceptable to the Parks Department. (Ord. 42-02 § 2 (21A.14.250))

18.35.260 Wildlife habitat corridors – Applicability.

Habitat corridors shall be set aside and protected along any designated wildlife habitat network adopted by the comprehensive plan as follows:

(1) Wildlife habitat corridors shall apply to the following development activities on parcels which include a portion of a designated wildlife habitat corridor:

(a) All urban planned developments, fully contained communities, subdivisions, short subdivisions and binding site plans;

(b) All building permits on individual lots created prior to adoption of this code.

(2) Habitat corridors shall be identified and protected in one of the following ways:

(a) Urban planned developments, binding site plans, subdivisions and short subdivisions shall either place the corridor in a contiguous permanent open space tract with all developable lots sited on the remaining portion of the project site, or shall design the lots so that conservation easements on individual lots can form a contiguous easement covering the corridor;

(b) Individual lots shall place the corridor in a conservation easement.

(3) All tracts or conservation easements shall be configured to meet the design standards in CMC 18.35.270. (Ord. 42-02 § 2 (21A.14.260))

18.35.270 Wildlife habitat corridors – Design standards.

Corridor design shall be reviewed by the Department for consistency with the following standards:

(1) The wildlife habitat corridor shall be sited on the property in order to meet the following conditions:

(a) Forms one contiguous tract that enters and exits the property at the points the designated wildlife habitat network crosses the property boundary;

(b) Maintains a width, wherever possible, of 300 feet. The network width shall not be less than 150 feet wide at any point; and

(2) When feasible, the wildlife habitat corridor shall be sited on the property in order to meet the following conditions:

(a) Connect isolated sensitive areas or habitat; and

(b) Connect with wildlife habitat corridors, open space tracts or wooded areas on adjacent properties, if present.

(3) The wildlife corridor tract shall be permanently marked consistent with the methods contained in CMC 18.65.160. Conservation easements are exempt from the permanent marking requirement.

(4) A management plan for the wildlife corridor contained within a tract or tracts shall be prepared which specifies the permissible extent of recreation, forestry or other uses compatible with preserving and enhancing the wildlife habitat value of the tract or tracts. The management plan shall be reviewed and approved by the Department. The approved management plan for an urban planned development or subdivision shall be contained within and recorded with the covenants, conditions and restrictions (CCRs). If the wildlife corridor is contained in a conservation easement, a management plan is not required, but may be submitted to the Department for review and approval, and recorded with the conservation easement.

(5) Clearing within the wildlife corridor contained in a tract or tracts shall be limited to that allowed by the management plan. No clearing shall be allowed within a wildlife corridor contained within a conservation easement on individual lots, unless the property owner has an approved management plan.

(6) A homeowners’ association or other entity capable of long-term maintenance and operation shall be established to monitor and assure compliance with the management plan.

(7) Wildlife corridors set aside in tracts or conservation easements shall meet the provisions of this code.

(8) The permanent open space tract containing the wildlife corridor may be credited toward the other applicable requirements such as surface water management and the recreation space requirement of CMC 18.35.150, provided the proposed uses within the tract are compatible with preserving and enhancing the wildlife habitat value. Restrictions on other uses within the wildlife corridor tract shall be clearly identified in the management plan.

(9) At the discretion of the Director, these standards may be waived or reduced for public facilities such as schools, fire stations, parks, and public road projects. (Ord. 42-02 § 2 (21A.14.270))

18.35.280 Short subdivisions or short subdivision alterations – Adequacy of access – Right-of-way use permits.

(1) Each lot within the short subdivision or short subdivision alteration shall have acceptable access to a street conforming to City street stan-

dards or to a lower level of improvement acceptable to the Director of Community Development. Individual lots may be served by access panhandles established either by fee ownership or easement, subject to approval of the Department. In order to assure safe and adequate access, the Director of Community Development:

(a) May approve private streets consistent with City street standards;

(b) May limit direct access to certain streets and require on-site public or private streets in lieu of individual driveways or access panhandles, in accordance with the City street standards;

(c) Shall require off-site improvements to public or private streets needed to provide access from the short subdivision to a street acceptable to the Director of Community Development; and

(d) Shall assure that the number of lots to be served by the street system complies with the adopted street standards.

(2) Short subdivisions involving construction within City right-of-way shall obtain a right-of-way use permit. (Amended at request of department 2/08; Ord. 42-02 § 2 (21A.14.300))

18.35.290 Proposed formal subdivisions, short subdivisions or binding site plans – Railroad buffer strips.

Where railroads abut proposed formal subdivisions, short subdivisions or binding site plans, measures to provide a physical separation between the two uses shall be required. These measures may include the use: grade separations, setbacks or barriers such as walls and fences. (Ord. 42-02 § 2 (21A.14.310))

18.35.300 Preliminary subdivision and short subdivision approval – Maintenance of private streets, easements and utilities required.

As a condition of preliminary subdivision and short subdivision approval, all private streets, easements, community utilities and properties shall be maintained by the owners of the property served by them and kept in good repair at all times. In order to ensure continued good repair, it must be demonstrated to the Department prior to plat recording that:

(1) There is a workable organization to guarantee maintenance with a committee or group to administer the organizational functions; and

(2) There is a means for assessing maintenance costs equitably to property owners served by the private streets, easements, community utilities and properties. (Ord. 42-02 § 2 (21A.14.320))

18.35.310 Covington design manual.

The 1999 Covington Design Manual as amended or as hereafter may be amended, is adopted as the design manual for construction and development within the City of Covington. (Ord. 42-02 § 2 (21A.14.500))