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CITY OF LACEY Community Development Department 420 College (City of Lacey)

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Form: DUPTRIDR-1
06/11/08 Page 1 of 10
CITY OF LACEY
Community Development Department
420 College Street SE
Lacey, WA. 98503
(360) 491-5642
DESIGN CRITERIA FOR DUPLEXES AND TRIPLEXES
DESIGN APPLICATION CHECKLIST
The following materials must be submitted with your application. This checklist is to assist
you in submitting a complete application. Please do not turn in your application until ALL
ITEMS HAVE BEEN COMPLETED. If you have any questions, please contact the
Department of Community Development at: 491-5642
GENERAL:
1. Application
2. Design Review Fee
3. Completed Design Review Supplemental
4. All items requested within the Supplement Application Form
PLANS (in addition to items requested in the supplemental application):
Two (2) copies of the set of plans are required.
1. Site plan.
Scale and north arrow;
Address of site;
Location of structures on adjacent lots;
Property dimensions and names of adjacent roads;
Location and dimensions of existing and proposed structures with appropriate
setbacks, parking dimensions, and driveways.
Location of all trees on-site;
Location, dimensions and nature of any proposed easements or dedications;
2. Landscape Plan. The landscape plan shall contain the following information:
Existing vegetation to be retained.
Proposed vegetative materials to be placed on-site. The type, size, number and
spacing on plantings must be illustrated. Soil and planting instructions should be
indicated as well.
3. Elevations. Complete elevations, including side and rear elevations, of all proposed
construction and related elevations of existing structures (if any) are required
containing the following information:
Dimensioned elevations of building drawn at 1/8” – 1’ or a comparable scale.
Elevations should show all building sides and include the type of exterior
materials.
Color and material finishes for exterior building and accessory structures;
Location and elevations of exterior lighting for building and parking areas.
Form: DUPTRIDR-1
06/11/08 Page 2 of 10
Perspective drawings, photographs, color renderings or other graphics which
accurately represent your proposed project.
Form: DUPTRIDR-1
06/11/08 Page 3 of 10
DESIGN CRITERIA SUPPLEMENTAL: FOR DUPLEXES AND TRIPLEXES
The following criteria will be used to evaluate the design of your project. Carefully
review the criteria and respond to each criterion (if appropriate), and describe
how your plans and elevations meet the criteria. If the space provided for
response is insufficient, attach additional pages to this form.
Similarity to single family detached structures. Duplex and triplex units in low-density
residential areas, or areas built out with primarily detached residential structures shall
comply with the following design criteria for detached single- family dwellings.
1. Roof Design
A. Provide pitched or articulated roof line or other roof elements such as eyebrow
roof forms or dormers that emphasize building form. Pitched roofs shall have a
minimum pitch of 4 feet vertical to 12 feet horizontal.
B. Use roof lines along side yards that maximize solar access to adjacent housing
(hipped roofline along the side yard for example).
Describe how the roof line on the structure meets these requirements:
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
2. Architectural Details
A. A minimum of three (3) of the following architectural details shall be incorporated
onto the façade of the house (check all that apply to the proposed design):
Decorative porch design including decorative columns or railing
Bay windows or balconies
Decorative molding/framing details around all exterior ground floor windows and
doors
Decorative door design including transom and/or side lights or other distinctive
feature
Decorative roofline elements including brackets, dormers, and chimneys
Decorative building materials including masonry, shingle, brick, tile, stone, etc…
Landscaped trellises or other decorative elements that incorporate landscaping
near the entry
Distinctive paint schemes
Other exterior elements that meet the intent of the criteria, describe:
___________________________________________________________________
___________________________________________________________________
___________________________________________________________________
3. Side Façade Treatments (for only zero lot line or reciprocal use easements). The
following treatments shall be applied:
Horizontal wood siding or other exterior material providing visual interest along
the privacy wall. T-111 is not permitted.
Form: DUPTRIDR-1
06/11/08 Page 4 of 10
A planting strip and a pergola or other similar feature adding interest along the
privacy wall shall be installed.
Response:
___________________________________________________________________
___________________________________________________________________
___________________________________________________________________
4. Entries. Clearly defined entries which face the street and are well lit and easily
accessible shall be provided. Identify how the structure meets the following
standards:
A. Weather protection, four feet deep along the width of the main building entry for
each dwelling unit shall be provided.
B. For subdivisions, at least 50% of the houses in a development shall have entries
that face the street (Undeveloped lots vested prior to May 15, 2008 are exempt
from this requirement).
C. Raised entries and porches are recommended
Response: __________________________________________________________
___________________________________________________________________
___________________________________________________________________
___________________________________________________________________
5. Garages and driveways. Streetscapes shall be designed so that garages and
driveways do not dominate the streetscape.
A. For lots 4,000 square feet or less – garages shall be located off alleys, behind or
in back of residences, stepped back from the front façade of the dwelling, or
other techniques to ensure the garage does not dominate the streetscape shall
be employed.
Response: __________________________________________________________
___________________________________________________________________
___________________________________________________________________
___________________________________________________________________
B. For all lots, garage doors facing the street may not occupy more then 60% of the
ground level façade of the house.
Garage width________
Width of structure fronting the street______
C. For homes with three (3) car garages, describe how the structure meets the
following standards:
a. Garage doors must take up less then 60% of the ground level façade
b. The garage is separated into at least two doors
c. One of the doors is setback at least two feet behind the other door
d. A planting strip two feet in width separates at least one of the drive lanes
Response:________________________________________________________
________________________________________________________________
Form: DUPTRIDR-1
06/11/08 Page 5 of 10
________________________________________________________________
________________________________________________________________
________________________________________________________________
D. Garage sidewalls that face the street shall appear to contain habitable space
incorporating windows and other design elements. Response: _______________
________________________________________________________________
________________________________________________________________
________________________________________________________________
E. For front loaded lots with the garage facing the street and located in the front of
the façade of the house, a minimum of two of the following details shall be
utilized. For front loaded houses where the garage faces the street and is even
with the façade of the house or less than five (5) feet behind the front façade, one
of the following design details shall be utilized. Check all that apply:
A decorative trellis over the entire garage
A balcony that extends over the garage and includes columns
Two separate doors for two car garages instead of one large door
Decorative windows on the garage door
Decorative details on the garage door. Standard squares on a garage door
will not qualify as a decorative detail
A garage door color (other than white) that matches or complements the color
of the house
Other design techniques that meet the intent as determined by the director
Describe: ________________________________________________________
________________________________________________________________
6. Privacy Standards
A. Describe how the location and orientation, as well as the placement of windows,
considers privacy so residents can not look directly from one unit to the next
(elevations for all sides of the building shall be submitted):
________________________________________________________________
________________________________________________________________
________________________________________________________________
B. All developments shall utilize one of the following screening methods in side
yards, check all that apply:
Type I, II or III landscaping installed between homes
A solid wood fence or masonry wall, or combination of wood and masonry, six
feet in height and located along property line
Zero lot line, or reciprocal use easement home – one side of a home does not
feature transparent windows or other openings, providing side yard privacy for
the structure
Other treatments as approved by the director. Describe:
________________________________________________________________
Form: DUPTRIDR-1
06/11/08 Page 6 of 10
________________________________________________________________
________________________________________________________________
7. Exterior Materials. Traditional materials consistent with local and regional
architectural styles are encouraged. Stucco finishes should be trimmed in masonry
or wood. Mirrored glass and exposed concrete block are prohibited. T-111 and other
plywood type of siding (board and batten is an exception) shall not be used where
visible from the street. Describe the exterior materials used and how they meet the
intent of this section:
___________________________________________________________________
___________________________________________________________________
___________________________________________________________________
___________________________________________________________________
___________________________________________________________________
8. Windows and Transparency.
A. A minimum of 10% of the front façade shall be transparent. The façade is
measured from the base of the house to the start of the roofline and any other
vertical walls facing the street, excluding gable portions not containing livable
area (undeveloped lots vested prior to May 15, 2008 are exempt from this
requirement). A front building elevation with the following information shall be
provided:
Total square footage of front façade_________
Total square footage of all front windows_________
B. Building facades visible from the public street shall employ techniques to recess
or project individual windows above the ground floor at least two inches from the
façade or incorporate window trim at least four inches in width featuring
contrasting colors with the base building color. Describe how this structure meets
this requirement:
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
9. Architectural Variety within Subdivisions. Duplicative house designs adjacent to
one another are prohibited. Simple reverse configurations of adjacent homes do not
fulfill this requirement. For subdivisions, a variety of elevations are required. The
number of elevations depends on the number of homes within the given subdivision.
Specifically for subdivisions (select the applicable situation):
Ten to nineteen homes – a minimum of four façade elevations shall be
submitted with a lot layout plan
Twenty to thirty-nine homes – a minimum of five different elevations shall
be submitted with a lot layout plan
Forty to sixty-nine homes – a minimum of six different façade elevations
shall be submitted with a lot layout plan
Form: DUPTRIDR-1
06/11/08 Page 7 of 10
Seventy or more homes – a minimum of seven different façade
elevations shall be submitted with a lot layout plan
A. To qualify as a different façade elevation; dwellings shall have different roofline
configurations, different color palettes, and different porch entry design.
Additionally a minimum of two of the following alternatives shall be utilized (check
all that apply):
Different window openings (location and design)
One and two story houses
Different exterior materials and finishes
Different garage location, configuration, and design
Other. A different design element that distinguishes one façade elevation from
another as determined by the director. Describe: _________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
10. Corner Lots. Describe how the structure takes advantage of the double frontage of
a corner lot to make an architectural statement and create interest in architecture
and human activity on the street. This could be accomplished by providing one or
more of the following: wrap around porches, bay windows or turrets, complementary
varied exterior material, colors and/or articulation, etc.
___________________________________________________________________
___________________________________________________________________
___________________________________________________________________
___________________________________________________________________
11. Alternative Lot Configurations (zero lot line and courtyard access). A land division
and its internal access roads, pedestrian connections and overall lot configuration
should be designed to allow placement of homes to address functional design
issues. Flexibility shall be encouraged in spatial orientation of homes on lots to
address the issues of privacy, solar orientation, access, location, and access to open
space and other factors that can contribute to the overall livability of a home and its
relationship to the surrounding environment. To maximize site efficiency and usable
open space, small lot developments are encouraged to use zero lot line and
courtyard access configurations. When employed, the following apply:
A. For Zero Lot Line and Reciprocal Use Easements. Building elevations for the
zero-lot side walls shall be submitted, with the site plan for zero lot line and
reciprocal use easement situations. Structures shall meet the following
requirements:
Dwelling units may be placed up to one side of the property line, the opposite
side yard shall be a minimum of 10 feet,
Privacy Wall. No windows, doors, air conditioning units or any other type of
openings in the walls along the zero lot line wall shall be permitted, except for
windows that do not allow for visibility into the side yard of the adjacent lot
(clerestory or obscured windows for example).
Form: DUPTRIDR-1
06/11/08 Page 8 of 10
Describe how the proposed structures sidewalls meet the above
requirements: ____________________________________________________
________________________________________________________________
________________________________________________________________
B. Courtyard Access Lots. This includes a series of lots clustered around a private
internal roadway (note: courtyard access developments/lots will also be reviewed
and approved through the applicable plat, short plat or site plan review process).
A site plan must be submitted for courtyard access lots. The following
requirements apply:
The maximum number of lots served by a courtyard access is 5 including
those lots fronting the street on either side of the courtyard.
Maximum length of the courtyard access is 100 feet
Surface width of the courtyard access is 23 feet.
An easement of twenty feet in width shall be secured over the applicable
parcels to allow lots legal access to the public street. A maintenance agreement
shall be required for all applicable lots and must be recorded on the final plat.
Response: ______________________________________________________
________________________________________________________________
________________________________________________________________
C. Pedestrian-Only Entry Lots. This includes configurations where one or more
lots are clustered around a pedestrian easement and/or common open space
and do not front on a street(note: pedestrian-only entry developments/lots will
also be reviewed and approved through the applicable plat, short plat or site plan
review process). A site plan must be submitted for courtyard access lots. The
following requirements apply:
A pedestrian entry easement shall be provided to all homes that do not front
on a street, alley, or common open space.
Pedestrian entry easements shall be a minimum of 15 feet wide with a 5 foot
minimum sidewalk.
Lots shall contain private detached or shared garages off an alley or other
access if approved by Public Works and reviewed for conflicts with existing
codes.
Response: _______________________________________________________
________________________________________________________________
________________________________________________________________
D. Alley Design. Alleys shall be designed to incorporate landscaping and lighting
elements. An alley plan shall be included with the design review materials for all
developments using alleys. Alternative landscaping plans for the development
may include alley amenities. Specifically the plan shall address the following:
Landscaping elements may be used as an alternative to fencing to separate
private yard areas from the alley.
Fences shall be set back at least three feet from the alley (pavement) to
provide for landscaping to soften the view of the fence.
Form: DUPTRIDR-1
06/11/08 Page 9 of 10
Garages shall feature building mounted lighting to provide illumination of
alleys for safety.
Response: _______________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
Supplemental duplex and triplex design criteria: where there is a conflict with the
detached single-family design criteria(above) set forth in Section 14.23.072 of the
Lacey Municipal Code, the below shall apply (complete all sections):
1. Describe the type of entry used for the duplex/triplex and how the entry design
meets the following criteria:
a) Use either a single entry providing access to multiple units with the
appearance of a single family house, or a separate distinct covered entry for
each unit. Response:_____________________________________________
______________________________________________________________
______________________________________________________________
b) For corner lots: entries shall be provided on different sides of the structure so
only one entry is visible from any one street.
______________________________________________________________
______________________________________________________________
______________________________________________________________
2. Garages. Garages for each unit shall be separated from one another by living units
of one or more of the units, except where designed with adjacent single or tandem
garages. Response: __________________________________________________
___________________________________________________________________
___________________________________________________________________
__________________________________________________________________
3. Architectural Variety. For multiple adjacent duplexes, each duplex structure shall be
reviewed as an individual home or building, and shall be reviewed for compliance
with the following:
a) Architectural Variety within Subdivisions. Duplicative house designs
adjacent to one another are prohibited. Simple reverse configurations of
adjacent homes do not fulfill this requirement. To qualify as a different façade
elevation; dwellings shall have different roofline configurations, different color
palettes, and different porch entry design. Additionally a minimum of two of
the following alternatives shall be utilized (check all that apply):
Different window openings (location and design)
One and two story houses
Different exterior materials and finishes
Different garage location, configuration, and design
Form: DUPTRIDR-1
06/11/08 Page 10 of 10
Other. A different design element that distinguishes one façade elevation
from another as determined by the director. Describe: __________________
______________________________________________________________
______________________________________________________________
4. Design option: Duplexes and triplexes can either be designed to look like one single
family house (containing one distinct entry) or designed to look like two or three
distinct dwelling units (each with their own individual covered entry). Either design
option shall provide significant architectural interest and be complementary to single
family units in a subdivision. The following can be used to achieve architectural
interest:
Roof breaks, use of dormers, masonry chimneys;
Modulation of facades and fenestrations;
Use of balconies, decks and porches
Other: identify methods used to achieve architectural interest for the
proposed structure: ______________________________________________
______________________________________________________________
______________________________________________________________
5. Complementary Design. Units shall have a design that provides significant
architectural interest and is complementary to single-family units in the subdivision.
The following can be used:
Roof breaks, use of dormers, masonry chimneys;
Modulation of facades and fenestration;
Use of balconies, decks and porches.
How does the proposed structure provide architectural interest and
complement the adjacent residential units?
______________________________________________________________
______________________________________________________________
______________________________________________________________
______________________________________________________________
6. Landscaping: Describe how the landscaping complements the architecture of the
unit(s)? ____________________________________________________________
___________________________________________________________________________
___________________________________________________________________________
___________________________________________________________________________
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CITY OF LACEY Community Development Department 420 College (City of Lacey)

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Completed 3 August 2020

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