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HomeMy WebLinkAbout10-27-2020 - Agenda PacketPage MEDINA, WASHINGTON www.medina-wa.gov PLANNING COMMISSION SPECIAL MEETING AGENDA Virtual/Online Tuesday, October 27, 2020 2:00 PM With the passing of the City's Proclamation of Local Emergency and the Governor's Stay - at Home Proclamation, City Hall is closed to the public. Planning Commission participation in the special meeting will be by teleconference/online only. Members of the public may also participate by phone/online but please note that no contemporaneous public comment will be accepted. Join Zoom Meeting https://zoom. us/I/91889910648?pwd=Yll4aGdTVzBVTVFISkdSREN5Yk5Xdz09 Meeting ID: 918 8991 0648 Passcode:577913 One tap mobile +12532158782„91889910648# US (Tacoma) AGENDA David Langworthy, Mark Nelson, Laurel Preston, Mike Raskin, Randy Reeves, Shawn Schubring and Jenny Smith Staff/Commissioners 3-6 1. Planning Commission Meeting Minutes of: a. September 22, 2020; and b. October 20, 2020 Recommendation: Adopt. Staff Contact: Amber Taylor, Development Services Coordinator Due to remote conferencing there will be no contemporaneous public comments at the Planning Commission meeting. Page 1 of 27 Page If residents or the public have questions, concerns or comments of Planning Commission business or issues, or the following Planning Commission agenda, kindly submit comments via email or regular mail to ataylor(@rnedina-wa.gov by 1 PM on Tuesday, October 27, 2020 to be read aloud by the Development Services Coordinator. 7 - 18 1. Subject: Tree Code Retention and Replacement Requirements Recommendation: Discussion item only. Staff Contact: Stephanie Keyser, AICP, Planning Manager 19 - 27 2. Subject: Mitigating Bulk Recommendation: Discussion item only. Staff Contact: Stephanie Keyser, AICP, Planning Manager Next special meeting: November TBD at 2 PM. Planning Commission meetings are held on the 4th Tuesday of the month at 6 PM. However, due to shifts in work and life that have resulted from COVID-19, the meetings have been emporarily changed to 2pm. UPCOMING MEETINGS November 2020 Special Meeting TBD December 2020 Special Meeting TBD In compliance with the Americans with Disabilities Act, if you need a disability -related modification or accommodation, including auxiliary aids or services, to participate in this meeting, please contact the City Clerk's Office at (425) 233-6410 at least 48 hours prior to the meeting. Page 2 of 27 Draft AGENDA ITEM 3.1a MEDINA, WASHINGTON PLANNING COMMISSION SPECIAL MEETING MINUTES ZOOM Tuesday, September 22, 2020 2:00 PM MINUTES The Planning Commission special meeting of September 22, 2020 was called to order at 2:03 p.m. by Chair Preston. Commissioners Present: Nelson, Raskin, Reeves, Smith, Schubring and Preston Commissioners Absent: Langworthy Staff Present: Keyser, Taylor, Kellerman and Wilcox Keyser made an announcement regarding the joint meeting and agenda. 1. Minutes from the July 21, 2020 special meeting. ACTION: Motion Nelson Second Reeves. Approved 6-0 I01Z 1. Subject: Original grade vs finished grade Keyser picked up on conversation from July regarding original grade vs finished grade. The Commissioners provided input and asked questions. Staff responded. ACTION: Mark will come back with examples. Planning Commission Meeting Minutes of: September 22, 2020; and October ... Page 3 of 27 Draft AGENDA ITEM 3.1a None Chair Preston adjourned the special Planning Commission meeting at 3:06 p.m. ACTION: Motion Nelson Second Smith Minutes taken by: Amber Taylor Planning Commission Meeting Minutes of: September 22, 2020; and October ... Page 4 of 27 Draft AGENDA ITEM 3.1b MEDINA, WASHINGTON PLANNING COMMISSION SPECIAL MEETING MINUTES ZOOM Tuesday, October 20, 2020 2:00 PM MINUTES The Planning Commission special meeting of October 20, 2020 was called to order at 2:05 p.m. by Chair Preston. Commissioners Present: Langworthy, Nelson, Raskin, Reeves, and Preston Commissioners Absent: Smith and Schubring Staff Present: Keyser, Taylor and Wilcox C. ANNOUNCEMENTS None D. APPROVAL OF MINUTES 1. None E. AUDIENCE • None 1 Subject: Continue Discussion on Bulk Keyser continued the conversation on mitigating bulk. The Commissioners provided input and asked questions. Staff responded. ACTION: Keyser to complete draft of suggested proposal. Planning Commission Meeting Minutes of: September 22, 2020; and October ... Page 5 of 27 Draft AGENDA ITEM 3.1b None Chair Preston adjourned the Special Planning Commission meeting at 3:58 p.m. Minutes taken by: Amber Taylor Planning Commission Meeting Minutes of: September 22, 2020; and October ... Page 6 of 27 AGENDA ITEM 5.1 CITY OF MEDINA 501 EVERGREEN POINT ROAD I PO BOX 144 1 MEDINA WA 98039-0144 �- TELEPHONE 425-233-6400 1 www.medina-wa.gov MEMORANDUM DATE: October 27, 2020 TO: Medina Planning Commission FROM: Stephanie Keyser, AICP, Planning Manager RE: Tree Code Retention and Replacement Requirements At the September joint meeting, the work plan was amended and the tree canopy assessment was replaced by a request to review tree retention and replacement requirements for new single-family construction. To inform the discussion, the Community Design Element of the Comprehensive Plan along with the tree code intent have been provided. Chapter 20.52 TREE MANAGEMENT CODE 20.52.010 Purpose and intent. A. The purpose of the tree management code is to preserve the existing sylvan appearance through long- term retention and planting of trees that contribute to the community's distinct features including proximity to the lakeshore, views, heavily landscaped streetscapes, and large tracts of public and private open spaces. B. The intent of this chapter is to establish regulations and standards that: 1. Protect and preserve the existing tree canopy; 2. Provide homeowners flexible standards that encourage the preservation of trees while recognizing the importance of having access to sunlight and views; 3. Recognize through the standards in this chapter that certain factors may require the removal or pruning of certain trees due to circumstances such as disease, danger of falling, proximity to structures and improvements, interference with utility services, protection of view and sunlight, and the reasonable enjoyment of property; 4. Encourage best practices for the planting and managing of trees appropriately to minimize hazards, nuisances, and maintenance costs while allowing access to sunlight and views; 5. Prevent the indiscriminate removal or destruction of trees except as provided for in accordance with this chapter; 6. Promote building and site planning practices consistent with the purpose and intent of this chapter; Subject: Tree Code Retention and Replacement Requirements Page 7 of 27 AGENDA ITEM 5.1 7. Ensure prompt development, restoration, replanting and effective erosion control of property after tree removal with landscape plans and other reasonable controls; and 8. Foster public education on the local urban forestry program and encourage good tree management consistent with this chapter. Subject: Tree Code Retention and Replacement Requirements Page 8 of 27 AGENDA ITEM 5.1 COMMUNITY DESIGN ELEMENT INTRODUCTION King County countywide planning policies (CPP) direct jurisdictions to encourage growth that improves local neighborhoods and landscapes, and builds a strong sense of place. The quality of Medina's neighborhood development is distinct and enhanced by a combination of natural and built features, including: • proximity of the lake shore, • views, • narrow streets with extensive mature landscaping, and • large tracts of public and private open space which can be seen from residential lots and City streets. Trees and vegetation help reduce the impact of development, by providing significant aesthetic and environmental benefits. Trees and other forms of landscaping improve air quality, water quality, and soil stability. They provide limited wildlife habitat and reduce stress associated with urban life by providing visual and noise barriers between the City's streets and private property and between neighboring properties. They also have great aesthetic value and significant landscaping, including mature trees, is always associated with well -designed communities. It is important that citizens be sensitive to the impact that altering or placing trees may have on neighboring properties. Trees can disrupt existing and potential views and access to sun. Residents are urged to consult with the City and with their neighbors on both removal and replacement of trees and tree groupings. This will help to protect views and to prevent potential problems (e.g., removal of an important tree or planting a living fence). Clear cutting should not be permitted on a property prior to development. Medina Landscape Plan The Medina Landscape Plan lists landscaping alternatives to perpetuate the informal, natural appearance of Medina's street rights -of -way, public areas, and the adjacent portions of private property. The Landscape Plan provides the overall framework for the improvement goals and should be reviewed periodically and updated where appropriate. This plan should be used to create landscaping arrangements, which meet the following goals: • provide a diversity of plant species; • screen development from City streets and from neighboring properties; • respect the scale and nature of plantings in the immediate vicinity; • recognize restrictions imposed by overhead wires, sidewalks, and street intersections; • recognize "historical" view corridors; and • maintain the City's informal, natural appearance. Subject: Tree Code Retention and Replacement Requirements Page 9 of 27 AGENDA ITEM 5.1 The Medina Landscape Plan consists of three items: 1. A map diagramming the Landscape Plan for streets and neighborhoods (Figure 5). 2. A chart, "Key to Medina Landscape Plan," which relates the street and neighborhood designations to appropriate trees, shrubs, and groundcover (Figure 6). 3. A Preferred Landscaping Species List (separate document). That portion of the City's highly visible street (formally designated as arterials) right-of-way not utilized for the paved roadway, driveways, and sidewalks is to be landscaped as specified in the Medina Landscape Plan, using species from the Preferred Landscaping Species List. This list has been developed to provide a selection of landscape alternatives applicable to the various City streets and neighborhoods, as indicated on the Landscape Plan. Property owners are encouraged to use the list when selecting landscaping for other areas of their properties. The City's design objective is to maintain the City's natural, low -density, and informal appearance. The City's arterial street rights -of -way should be heavily landscaped with predomi- nantly native trees and shrubs arranged in an informal manner. Fences should be screened with vegetation so they are not generally visible from the street. The historic landscaping along the perimeter of the golf course should be retained and/or replaced with suitable trees. In addition, special design and landscaping consideration should be given to the five entry points to the City. Standards recommended by the Parks Board should be considered. The five entry points are: • SR 520 off -ramp at 84th Avenue NE, • NE 24th Street at 84th Avenue NE, • NE 12th Street at 84th Avenue NE, • NE loth Street at Lake Washington Boulevard, and • Overlake Drive East at the City limits. Street Design and Treatment The design and treatment of Medina's streets is a major element in the City's appearance. The character and quality of the landscaping of these streets are extremely important in maintaining the City's natural, informal character. Over -development of these streets could result in the significant loss of trees and other vegetation, compromise pedestrian safety and enjoyment, and add visual "clutter" to Medina's neighborhoods. Vehicular Surfaces and Parking All collector streets should be maintained as narrow, two-lane roadways except for 84th Avenue NE (from NE 12th Street to the SR 520 bridge/interchange), which requires additional lanes for turning at intersections. Along collectors, parking is discouraged and the rights -of -way should Subject: Tree Code Retention and Replacement Requirements Page 10 of 27 AGENDA ITEM 5.1 not be improved for parking except in designated areas. Street rights -of -way in neighborhood areas and private lanes have historically been used to supplement on -site parking. Where practicable, these uses should be minimized and new construction and major remodeling should make provisions for the on -site parking of cars. All parking for recreational vehicles and boats should be screened from the public right-of-way, and parking in front yard setbacks should be minimized and screened. The number and width of driveways and private lanes accessing arterial streets should be minimized to reduce potential traffic conflicts and to retain the continuity of landscape. Street Landscaping Planting strips between a sidewalk and the street should be planted with trees and shrubs from the City's Preferred Landscaping Species List. Grass within street rights -of -way should be limited to those areas noted on the Medina Landscape Plan. Rocks and other barriers shall not be placed within the planting strip. In historical view corridors, view preservation should be maintained by the selection of appropriate species, and periodic trimming and limb removal of such species. Views which are framed by vegetation or interrupted periodically by trees located along property lines are preferable and more consistent with the City's character than views maintained by clear cutting or topping. If the desire is to preserve or augment views, limb removal and pruning should be employed rather than topping. Consideration should also be given to the removal of taller trees and replacement with shorter species (see Preferred Landscaping Species List) rather than repeated topping. A number of existing streets have drainage ditches adjacent to the roadway. As adjacent properties are developed, or redeveloped, and/or as street improvements are made, the City may require these drainage ways to be placed in pipes and filled, or otherwise improved, and landscaped to City standards. Any resulting area should be landscaped to screen properties from the street. Where natural drainage courses exist, provision should be made to preserve adjacent natural vegetation. The impact of SR 520 on adjacent public and residential properties should also be minimized by landscaping the highway corridor, including the Park & Ride lot, in a manner consistent with the Medina Landscape Plan. Additionally, such landscaping that may impair the visibility of pedestrians, cyclists, and/or vehicles should be discouraged. Public Spaces The City's large open spaces, Fairweather Nature Preserve, Medina Park, and the Overlake Golf & Country Club, are defining elements of Medina's community character. Medina Beach Park, the two schools, and St. Thomas Church and School also contribute to the City's neighborhood character. The distinctive landscaping along the perimeter of the golf course is an important visual feature long identified with Medina. In particular, the long stand of poplars along 84th Avenue NE has become a historic visual landmark and is the first thing one sees when entering the City. It is the intent of the City to maintain this landmark. As the existing poplars reach the end of their useful life they will need to be replaced with a species that is visually similar, since poplars are not on Subject: Tree Code Retention and Replacement Requirements Page 11 of 27 AGENDA ITEM 5.1 the Preferred Landscaping Species List. The City is working with the Country Club to secure a landscaping plan that maintains the integrity of this historic visual feature. Fairweather Nature Preserve and Medina Park both have a significant area that has been left in a natural state. Fairweather Nature Preserve has a dense stand of trees and understory, and Medina Park has a large wetland. Non-native landscaping has been minimized in both parks, with the exception of a landscaped portion of Medina Park at the comer of NE 12th Street and 82nd Avenue NE. The natural areas of these parks should be left undisturbed. If some maintenance activity is required due to severe winds or other destructive forces, these areas should be restored with native species. Landscaping in other areas of these parks should be consistent with the overall natural setting found in the parks. City Hall and Medina Beach Park are located on the site of the former ferry terminal that connected Medina with Seattle. Landscaping in the park has been primarily hedges along the parking area and north property line and maintenance of a number of shade trees. These grounds are used extensively by City residents during the summer months, so landscaping must leave much of the park open. A long-term landscaping and maintenance plan should be developed to maintain this historic site in a manner that is consistent with and enhances public use. GOALS CD-G1 To retain Medina's distinctive and informal neighborhood development pattern. CD-G2 To maintain the informal, natural appearance of the Medina's street rights -of -way and public areas. POLICIES CD -PI The City shall maintain and implement the Street Design Standards and the Landscaping Plan, including landscaping of arterial street rights -of -way. CD-P2 The City should refine and update the Street Design Standards and Landscaping Plan as needed based on community input. CD-P3 The City's design objective is to maintain the City's natural, low -density, and informal appearance. Medina's highly visible streets as identified in the Landscaping Plan should be heavily landscaped with native trees and shrubs arranged in an informal manner. Fences should be screened with vegetation so they are not generally visible from the street. The historic landscaping along the perimeter of the golf course is an iconic part of Medina's character and should be retained and/or replaced in the future with an appropriate selection of trees. Equally as important with this perimeter area is maintaining view corridors into the golf course which contributes a sense of added open space in the heart of the community. CD-P4 Special design and landscaping consideration should be given to the entry points to the City. Subject: Tree Code Retention and Replacement Requirements Page 12 of 27 AGENDA ITEM 5.1 CD-P5 Residents are urged to consult with the City and with their neighbors on both removal and replacement of trees and tree groupings to help to protect views and to prevent potential problems (e.g., removal of an important tree or planting a living fence). CD-P6 Clear cutting should not be permitted on property prior to development. Subject: Tree Code Retention and Replacement Requirements Page 13 of 27 AGENDA ITEM 5.1 [This page intentionally left blank] Subject: Tree Code Retention and Replacement Requirements Page 14 of 27 AGENDA ITEM 5.1 Te Qn EuQT�p4int F a fr �e Qay ache "rs��� r CITY DOCK ■ ■ i TOWN OF ■ HUNTS POINT _ FARMATHER �IIIIIIIIIIIIIIIIl11111=_TDREPRESERUE IIIr IIIIIIIIIIIIIIIII � IIIIIlll111111111J1111 IIIIIIII IIII .. II �Ifllllllllllllllllllllll= $ R s2U ■IIIIIIIIIIIIIIIIrmilliri➢Iff�luii """MIIIIIIIIIIIIII_ BELLEVUE CHRISTI �- ■ SCHOOL -I ]III-- � I IIIIIIIIIIIIIIIIII� ■ R 1 = LEGEND i ■ ■ = IIIIIIIIIIIIII Standard Street R.O.W. � ■ 1■■� ■11ii '.IIIIII (IIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIII IIIIIIIIIIIIIIIIIII� Q ■ o ■ ■■'Restricted R.D.W. o ■ O D ■ o o - ■ © a O O Historic LL LL i O ■ TOWN OF 1 Q CLYDE HILL LL i O OVERL AKE GOLF �^ �/J ■ &COUNTRY CLUB 11 JI d D — O O r = � = O ■ {� ST. THOURCH [j - ■ {--1J( CHURCH O i i■ i i ■ ■ i■■ ■V �IIIIIIIIIIIIIIIIII IIIIIIII iTTT CITYOF BELLEVUVUE i P DINA ■ T � PARK a 1 � � li■Ion on on ■ O __ +ITT iiT R iiTl 11 II I II +f MEDI W4 ELEMENTARY =__ II IIIIIIIIIIIIII II III IIIIIIIIIIIIIIIIIIIIIIII IIIIII IfIIim1iM 11111111 ME DIN �1 BEACH PARK 0t a'I CITY - �O✓� DOCK \ a CITY OF MEDINA Landscape Plan Subject: Tree Code Retention and Replacement Requirements Page 15 of 27 AGENDA ITEM 5.1 FIGURE 5: Medina Landscape Plan 49 Subject: Tree Code Retention and Replacement Requirements Page 16 of 27 AGENDA ITEM 5.1 [This page intentionally left blank] Subject: Tree Code Retention and Replacement Requirements Page 17 of 27 AGENDA ITEM 5.1 Key to Medina Landscape Plan SYMBOL SITUATION I'I21 E5 SHRUBS GROUNDCOVER ARTERIAL RIGHTS -OF -WAY AND 15' OF FRONT YARD Standard ROW List A List C 1 List C'_ itltflll1111!! - IS' or front yard List A List C1 NA Restricted ROW (due to wires, views, etc.} List B List C 1 List C2 15' of front yard List A List C 1 NA HISTORICISPECIAIJPUBLIC USES Golf Course Maintain QaOOO a 84th Avenue NE Historic ListCl List C2 HawlhorrV Poplars Designated SiteslAreas C]OOOQ - 7th Street. Original maples Retain, restore with improved species. Comer 84th & tOth, Giant Double Sequoia Obtain easement to retain. -O7 eriake South side between Evergmen Puini A Obtain easement over 15' uf' front vear In rerun 82nd Irces. ------- Public Uscs Medina Park r — -I City Hall & Park f Fairweather Nature Preserve Develop Landscape Nlaster Plans andkor Presenl St. Thomas Church and School Landscape Plans with SpeciallCv,nditional t: sv L J Medina School permits or Variances. _ _ _ Three Points Sehoul Overlake Gelf Course "List" references are to the City's Preferred Landscaping Species List. Figure 6. Key to Medina Landscape Plan Subject: Tree Code Retention and Replacement Requirements Page 18 of 27 AGENDA ITEM 5.2 A4CITY OF MEDINA 501 EVERGREEN POINT ROAD I PO BOX 144 1 MEDINA WA 98039-0144 TELEPHONE 425-233-6400 1 www.medina-wa.gov MEMORANDUM DATE: October 27, 2020 TO: Medina Planning Commission FROM: Stephanie Keyser, AICP, Planning Manager RE: Mitigating bulk During the October 20t' meeting, structural coverage adjustment, average grade, and pitched roof incentives were discussed. No votes were taken, however there appeared to be general consensus among the Planning Commissioners to keep the zoning districts separate with regards to the structural coverage adjustment option. Average grade was given more consideration during the meeting with Commissioner Nelson sharing an example of what it looks like on a real project. While the code currently prohibits any part of a structure to protrude into the setback, providing an exception for eves was suggested, as well as requiring a lower wall height for the eves to begin if the pitched roof incentive is used. An important thing to remember is that codes are not static; they evolve and change with new information, trends, and decision -making bodies. Another thing to mention is that in about a year, we will be starting our Comprehensive Plan update. Typically, after the adoption of an updated Comp Plan, the development code is amended to align the code with the guiding plan. If a change doesn't come to pass in this iteration, that doesn't prohibit the topic from being revisited in the near future. To continue the discussion, the structural coverage suggestion is presented again as it would be in the code, followed by incentives to recapture some of the lost structural coverage, a height bonus if a pitched roof is used, and average grade. Subject: Mitigating Bulk Page 19 of 27 AGENDA ITEM 5.2 Structural Coverage Adjustment Summary: This adjusts the structural coverage so that R-16 mirrors what is currently allowed on lots larger than 16, 000 square feet in the R-20 and R-30 zoning districts. This is the proposed code amendment. Table 20.23.020(A): R-16 Zone Total Structural Coverage and Impervious Surface Standards Square Footage of the Lot Area Maximum Structural Coverage Maximum Impervious Surface 10,000 or less 30 percent 55 percent 10,001 to 10,500 29.58 percent 55 percent 10,501 to 11,000 29.17 percent 55 percent 11,001 to 11,500 28.75 percent 55 percent 11,501 to 12,000 28.33 percent 55 percent 12,001 to 12,500 27.92 percent 55 percent 12,501 to 13,000 27.5 percent 55 percent 13,001 to 13,500 27.08 percent 55 percent 13,501 to 14,000 26.67 percent 55 percent 14,001 to 14,500 26.25 percent 55 percent 14,501 to 15,000 25.83 percent 55 percent 15,001 to 15,500 25.42 percent 55 percent 15,501 to 15,999 25.21 percent 55 percent 16,000 or- greater 25 percent 55 percent 16,001 to 16,500 24.5 percent 55 percent 16,501 to 17,000 24 percent 55 percent 17,001 to 17,500 23.5 percent 55 percent 17,501 to 18,000 23 percent 55 percent 18,001 to 18,500 22.5 percent 55-percent 18,501 to 19,000 22 percent 55 percent 19,001 to 19,500 21.5 percent 55 percent 19,501 to 29,999 21 percent 55 percent 30,000 and greater 21 percent 55 percent Subject: Mitigating Bulk Page 20 of 27 AGENDA ITEM 5.2 Incentives One of the tools we've been discussing is using incentives to encourage a different form. While some of the details still need to be clarified, the options are not contingent upon each other: one, both or neither can be chosen. It should be noted that staff intended the incentives that have been discussed to only be available for lots in the R-16 zoning district. R-20 and R-30 currently have their own bonus. Option 1: No Incentives The city doesn't have to offer any additional incentive at this time. By simply changing the structural coverage, that is going to impact the scale and perception of bulk for many new construction projects. Incentives could be something that is revisited after the Comprehensive Plan Update. Option 2: Additional Height for a Pitched Roof Some cities offer additional height if a pitched roof is used. How much height (3 ft. or 5 ft.) and what kind of pitched roof (4/12 or 5/12) will still need to be determined. At the last meeting, requiring a lower wall height was discussed to make the whole form less bulky, with a suggestion being to require the eves to be at 22 ft. Additionally, allowing the eves to protrude into the setback was suggested. An example of having a pitched roof (this does not have a height bonus), but still a flat side wall is shown below. Subject: Mitigating Bulk Page 21 of 27 AGENDA ITEM 5.2 Option 3: Additional Structural Coverage Staff had intended this to be most impactful if the 2008 structural coverage bonus for substandard lots was removed. If structural coverage is only rebalanced for the lots that are larger than 16,000 square feet it might not make sense to pursue this at this time. This might create additional bulk consequences by granting a larger structure. However, for the discussion, this option includes the following: 3-5% additional coverage provided one option from the built element and one option from the landscaping element are used: 1. Built Element: a. Second Floor Reduction. Any floor above the first shall be limited to a structural coverage of seventy-five (75) percent of the first; or b. Daylight Plane. A daylight plane shall begin at a horizontal line beginning at a point 15 feet above the intersection of original grade and the minimum side yard setback for the lot and shall slope inwards at a forty-five (45) degree angle; or c. Plane Break. All portion of a building that have a side wall exceeding fourteen (14) feet in height and a continuous length greater than forty-five (45A) feet shall have an offset/plane break that is a minimum depth of five (5) feet beyond the required side yard setback and a minimum length of ten (10) feet. 2. Landscaping Element: a. Landscape Perimeter. At minimum, a planting strip of five (5) feet wide containing native plant species shall be installed along fifty (50) percent of the rear and side yard setbacks, adjoining the rear and side parcel lines; or b. Tree Planting. In addition to the tree requirements in MMC 20.52, one (1) native tree species shall be planted within the front yard setback. Subject: Mitigating Bulk Page 22 of 27 AGENDA ITEM 5.2 AVERAGE GRADE The last meeting was the first substantial discussion on moving from an original grade determination to average grade. Below is an example that demonstrates average grade. Following that is a topographical map from 1950. -M.40O : Or- IT iil x G AFX- lF1Nc AL Or VF r c LT `m cQ' v W c rn�` gs C, 4 `1, of 41 0 49 5° SD a roe GO.a 50.E 'T � "T 4d? • -7 N Ufa s'a ' . fa ' .q' 47,1' .a' ' T 44 +-5pc>t 4-L ' T S44, sr,` er7. ,oa' d�18 ' a 4-1, AGENDA ITEM 5.2 AGENDA ITEM 5.2 c� V, '71 l=•F - - - -- 110 `gip-.+' ` Ir r / r ii S - i . ! -'�►7' f`R-%..'�.M1f Q F o �T � 4 � - �{e� �.."w.ar:,r�.. yam, �xr•.�f:,.�.��.� ti I). Ira AGENDA ITEM 5.2 T.ENI N-T N­T�H-EINTERIDI Subject: Mitigating Bulk Page 26 of 27 Subject: Mitigating Bulk Page 27 of 27