ANACORTES Development Regulations Update - Anacortes Development Regulations Update - Anacortes, WA
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ANACORTES
Development Regulations Update
Anacortes Development Regulations Update 1
Why A Code Update?
• The Anacortes Comprehensive Plan
update was adopted in July 2016
• The development code implements the
Comp Plan and needed to reflect the
community’s updated vision and direction
• The code also wasn’t working efficiently
for applicants, designers, or staff
• Updates for navigation and usability,
including graphics
Anacortes Development Regulations Update 2
Project Process
• November 2016 – Project start
• Winter - Key stakeholder interviews and staff meetings help
develop initial code concepts
• March 2017 - Residential-focus open house and online survey
• May 2017 - Commercial-focus open house and online survey
• November 2017 – First full draft published
• April 2018 – After review and edits, second full draft published
• At least 18 Planning Commission review meetings 2017-2019
• 10 City Council meetings through adoption in July 2019
Anacortes Development Regulations Update 3
Public Participation
• Hundreds of people
attended the public
meetings, and hundreds
more provided written
comments
• This feedback proved
extremely valuable in
refining language,
providing case studies,
and adopting community
preferences and ideas
Anacortes Development Regulations Update 4
Reorganization
Current Code
Anacortes Development Regulations Update 5
Reorganization
Division 1: General Provisions
Division 2: Procedures
Division 3: Permits
Division 4: Zoning and Land Uses
Division 5: Community Design Most updates occurred here
Division 6: Project Design
Division 7: Environment
Division 8: Development Agreements
Anacortes Development Regulations Update 6
Zoning Map Changes
• New Marine Mixed Use zone
• Commercial Marine 1 zone deleted
• Old Town converted from an R3 overlay to its own zone
• New R2A zone
• Cleaning up other existing Residential A and B zones
• New Medical Overlay and Live/Work Overlay
• Small area rezones at Sharpe’s Corner
Anacortes Development Regulations Update 7
Zoning Map Changes Anacortes Development Regulations Update 8
Zoning Map Changes Anacortes Development Regulations Update 9
MMU Zone Purpose
• Special mix of
commercial, cultural,
recreational, and
residential uses
• High amenity area
Zoning Map Changes
along the waterfront
• Emphasize unique
marine setting by
providing marine
access and views from
public spaces
• Pedestrian-friendly
character
Anacortes Development Regulations Update 10Zoning Map Changes Anacortes Development Regulations Update 11
Housing Types and Standards
• New standards for housing types not previously addressed in
the code
• Updates and expansions of existing standards
• Expanded provisions for accessory dwelling units and group
living uses
• New affordable housing provisions and bonus incentives
UPDATES = update to existing code
NEW = entirely new code
Anacortes Development Regulations Update 12UPDATES
Housing Types and Standards
Accessory Dwelling Units – Attached or detached
Where allowed: Any lot with a
legal single-family residence
(no change from current code)
Anacortes Development Regulations Update 13UPDATES
Housing Types and Standards
Accessory Dwelling Units – Attached or detached
Key standards:
• Maximum size, height, roof slope
(new design standards)
• Retained on-site owner
occupancy requirement
(with new exceptions)
• Minimum parking requirements
(existing standards unchanged)
Anacortes Development Regulations Update 14NEW
Housing Types and Standards
Single Family, Small Lot – Lots smaller than 5,000 square feet
Where allowed:
• R3
• R3A
• R4
• R4A
Anacortes Development Regulations Update 15NEW
Housing Types and Standards
Single Family, Small Lot – Lots smaller than 5,000 square feet
New design standards:
• Garage placed behind the front of
the house (with exceptions)
• Maximum size of garage door
(50% of house width)
• Minimum useable open space
(10% of lot, minimum 15 feet
dimensions)
Anacortes Development Regulations Update 16NEW
Housing Types and Standards
Cottage Housing – Small single-family homes sharing a common yard
• Where allowed: All
residential zones except
R1
• Existing cottage housing
sites were developed
under Planned Unit
Development provisions
(repealed prior to code
update)
Anacortes Development Regulations Update 17NEW
Housing Types and Standards
Cottage Housing – Small single-family homes sharing a common yard
New design standards:
• 4-12 homes per “cluster”
• Maximum cottage size,
heights, and roof slopes
• Minimum size and usability
standards for open space
• Special access and parking
requirements
Anacortes Development Regulations Update 18NEW
Housing Types and Standards
Duplex/Triplex – Attached homes surrounded by open space
• Where allowed: Most
residential zones except
R1 – see use chart for
specific standards
• Previously developed but
no specific design
standards existed
Anacortes Development Regulations Update 19NEW
Housing Types and Standards
Duplex/Triplex – Attached homes surrounded by open space
New design standards:
• Same entry and driveway
standards as for small lots
• Minimum open space (10% of lot,
minimum 15 feet dimensions)
• Multiple duplexes/triplexes may
be built on the same lot
Anacortes Development Regulations Update 20NEW
Housing Types and Standards
Townhomes – Vertically-oriented, attached single-family homes
Where allowed:
• R3 (conditional)
• R3A
• R4
• R4A
Previously
• CBD developed but no
• C specific design
• MMU standards existed
Anacortes Development Regulations Update 21NEW
Housing Types and Standards
Townhomes – Vertically-oriented, attached single-family homes
New design standards:
• Garage/driveway widths
and location (street vs. alley)
• Minimum useable open
space (10% of floor area)
• Building design and
repetition standards
• Landscaping and lot
coverage adjustments
Anacortes Development Regulations Update 22UPDATES
Housing Types and Standards
Multifamily – 4+ units of apartments or condominiums
Where allowed:
• R3 (conditional)
• R3A
• R4
• R4A (with restrictions)
• CBD • CM
• C • LM
• MMU • MS
Anacortes Development Regulations Update 23UPDATES
Housing Types and Standards
Multifamily – 4+ units of apartments or condominiums
New design standards:
• Location and design conditions
for industrial zones
• Block frontage relationship
• Building massing and materials
• Site planning standards
• Parking requirements
• Landscaping standards
Anacortes Development Regulations Update 24UPDATES
Single-Family Lot Standard Changes
Modest updates aligned with housing goals
Previous New Previous New
Zone Min. Lot Size Min. Lot Size Max. Lot Coverage Max. Lot Coverage
R1 15,000 SF No change 35% No change
R2 7,500 SF No change 35% No change
R2A 7,500 SF 6,000 SF 35% 40%
(new zone)
R3 6,000 SF 4,500 SF 50% No change
R4 3,000 SF No change 50% No change
Anacortes Development Regulations Update 25NEW
New Porch & Covered Entry Standard
Porches and covered entries may project
up to 6 feet into the front setback.
Purpose:
• Flexibility in locating
residential buildings
• Accommodate lower minimum
lot sizes in some zones
• Encourage stronger
connection between the
house and street
Anacortes Development Regulations Update 26UPDATES
Building Height Limit Changes
Modest updates aligned with housing goals
Bonus Height
Zone Previous Height Limit New Height Limit (with special requirements to achieve)
CBD 50 feet No change 65 feet
C 40 feet No change 50 feet
MMU 20 feet 45 feet 65 feet
(central) (previously CM1 zone)
CM2 35 feet 50 feet
R4 40 feet No change 50 feet
Anacortes Development Regulations Update 27What the Code Does for Housing Supply & Diversity
• Density adjustments – Allowing smaller lots and slightly
larger buildings in areas near center of town
• Diversifying housing options – Clarifying and expanding
what housing types are allowed to be built, which provides
options for different family types and different income levels
• Affordable housing incentives – Height bonuses are
available if affordable housing is provided on-site (see next slide)
Anacortes Development Regulations Update 28NEW
Affordable Housing + Bonus Height Incentives
R4, C & CBD zones (2 options):
• Small units: 25% of units must be 600 square feet or less
• Affordable units: Designate small number of units for low-
income households
Central waterfront MMU zone (11+ options):
• Small units (as above) • Permanent public art
• Vertical mixed-use building(s) • Landscaping/stormwater features
• Additional plaza space • Community meeting space
• Space for a public park • Public restrooms
Anacortes Development Regulations Update 29NEW
Central Waterfront MMU Zone
• Extensive effort to balance
development feasibility with
community preferences for
this major site
• Ground-floor residences
allowed on up to 60% of site
• Option for framework master
plan to set specific vision
• Street extensions and
waterfront trail anticipated
Anacortes Development Regulations Update 30NEW
Community Design (Division 5)
• Clarifications of when private
development activity triggers
public street improvements
• Public street design standards
• Shared driveway standards
• New standards for alternative
small-lot configurations
• Park requirements for 10+ lot
subdivisions
Anacortes Development Regulations Update 31Project Design Elements (Division 6)
New division that assembles major design standards
(C/MF) = applies only to commercial and multifamily projects
NEW
Block frontage designations and standards (C/MF)
NEW
Site planning (C/MF)
NEW
Building design (C/MF)
NEW + UPDATES
Parking
NEW + UPDATES
Landscaping
NEW + UPDATES
Fences, walls & hedges
NEW
Signs
Anacortes Development Regulations Update 32NEW
Multifamily & Commercial Design Standards – Block Frontages
Purpose of Block Frontage Designations and Standards
• Reinforce the historic storefront character of downtown
• Enhance the pedestrian environment throughout Anacortes
• Minimize impacts of parking lots and garages on the street
• Promote good visibility between buildings and the street
Anacortes Development Regulations Update 33NEW
Multifamily & Commercial Design Standards – Block Frontages
Block Frontage Designations and Standards
Name Parking Location Key Standards
Storefront Cannot be adjacent to street Weather protection, large proportion of
windows, minimum storefront size, ground
floor commercial use
Mixed Marine May meet Storefront or Landscaped standards
(Skyline)
Landscaped Must be at rear or side of building Landscaping between building and street
Gateway Must be setback from the street Window proportion, transparency, fencing
(SR-20)
Undesignated No requirements Building entry, window proportion, weather
(non-residential zones) protection, landscaping
High Visibility No requirements Corner feature such as a plaza, special
Street Corners building materials, major entry, etc.
Anacortes Development Regulations Update 34NEW
Multifamily & Commercial Design Standards – Block Frontages
Storefront Requirements Landscaped Requirements
Anacortes Development Regulations Update 35Downtown Central Area
NEW
Key Block Frontage Maps
Anacortes Development Regulations Update 36NEW
Multifamily & Commercial Design Standards – Site Planning
• Relation to adjacent properties – light and air for residents
• Pedestrian and vehicular circulation on large sites
• Screening of utilities and service areas
• Internal open space – residential and commercial
Anacortes Development Regulations Update 37NEW
Multifamily & Commercial Design Standards – Open Space
Multifamily open space Commercial open space
• 100-150 SF per unit • Large projects in C, CBD, and MMU
• May be ground-level, must use 2% of site for open space
balconies, rooftops • Design standards for usability by
• Design standards for customers, employees, and residents
usability by residents
Anacortes Development Regulations Update 38NEW
Multifamily & Commercial Design Standards – Building Design
Apply to most large buildings outside industrial zones:
• Prohibition on corporate-style architecture (citywide)
• Minimum façade articulation – use of windows, columns,
roofline, materials, etc. to break up bulk of the building
Anacortes Development Regulations Update 39NEW
Multifamily & Commercial Design Standards – Building Design
Apply to most large buildings outside industrial zones:
• Façade details – toolbox of options for window design, doors,
decorative elements
• Special standards for popular materials – concrete block,
EIFS/stucco, metal, cement panels
• Blank wall treatment requirements
Anacortes Development Regulations Update 40NEW + UPDATES
Parking Standards
Following a 2015 parking study:
• Reduce minimums for uses that
often have under-utilized parking
• CBD zone: 50% less required
• Introduce maximums to avoid
excess costs and wasted land
• Adjustments up or down allowed
with a study and providing
alternative transportation options
• New bike parking standards
Anacortes Development Regulations Update 41NEW + UPDATES
Landscaping Standards
• 10-20% of most sites must be
landscaping (exceptions for
Storefronts, industrial zones) and
green rooftops may count
• Focus on use of landscape as buffer
between different uses
• New parking lot landscaping standards
• New installation standards to ensure
long-term plant health
• Tree preservation standards retained
Anacortes Development Regulations Update 42NEW + UPDATES
Landscaping Standards
Type A
Type B
Type C
Anacortes Development Regulations Update 43NEW + UPDATES
Fence, Wall & Hedge Standards
• Updated height limits and
setbacks by location on the
property
• Clarifications for sloped sites
• New standards for fences
above retaining walls
• Restrictions on chain link
fences and prohibition on
razor wire fences
Anacortes Development Regulations Update 44NEW
Sign Standards
Completely new chapter. Key differences:
• New pole signs now prohibited everywhere
except near Highway 20
• Updates in free speech protection, including
completely new temporary sign section
• New freestanding and building-mounted sign
design standards
• User-friendly graphics and tables
• Address updates in technology and lighting
Anacortes Development Regulations Update 45NEW
Sign Standards
Sign Type Summary Tables – Freestanding & Building-Mounted
• At-a-glance reference
for major standards
• Height, size, quantity,
location, setback
• Refer to later sections
for detailed design
standards
Anacortes Development Regulations Update 46NEW
Sign Standards
Pole Signs
• New pole signs not allowed…
• …Except for LM1 and HM
zones within 100 feet of SR-20
• Existing signs can remain with
changes to text and graphics
• Encouraged to be replaced with
monument signs in coordination
with planned Commercial
Avenue street trees
Anacortes Development Regulations Update 47NEW
Sign Standards
Temporary Signs
• Regulated by physical type, not
message type
• Standards for location, materials,
quantity, size, duration, etc.
• Standards for pedestrian safety
• Standards for common
commercial uses e.g. real estate,
construction, exterior events
Anacortes Development Regulations Update 48Code Adopted July 22, 2019 - Effective August 5, 2019 Anacortes Development Regulations Update 49
Thank You!
Don Measamer, Director – PCED
360-299-1942
don@cityofanacortes.org
Libby Grage, Planning Manager
360.299.1986
libbyb@cityofanacortes.org
Anacortes Development Regulations Update 50You can also read
