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HomeMy WebLinkAbout3116 Howard Street Interim Regulations Ordinance 3116 Page I of 3 Ordinance 3116 AN ORDINANCE OF THE CITY OF PORT TOWNSEND AMENDING THE INTERIM LAND USE REGULATIONS IN THE VICINITY BETWEEN 6TH AND 10TH STREETS AND HOWARD STREET AND DISCOVERY WAY ADOPTED BY ORDINANCE 3111, AMENDING PORT TOWNSEND MUNICIPAL CODE CHAPTER 17.18 AND 17.20 RECITALS: A. On July 7, 2014,the City Council adopted Ordinance 3111, which provided for interim regulations in the vicinity between 6th and 10th streets and Howard Street and Discovery Way. B. The stated purpose of Ordinance 3111 was to preserve the opportunity to establish more appropriate commercial land uses along the Howard Street Corridor while still permitting supportive uses. The Ordinance was not a moratorium on development, but it did include a refined use table to prevent non-supportive uses from developing along the corridor. C. The interim controls in Ordinance 3111, were designated to be partially extinguished when either the review and possible revision of zoning was completed or the road and supporting infrastructure is fully designed and permitted. D. Section 36.70A.390 of the Revised Code of Washington authorizes the City Council to adopt interim regulations for a period of up to six months provided that a public hearing is held within at least sixty days of its adoption. E. The City Council conducted the required public hearing on August 18, 2014. After conducting the public hearing, the Council adopted the recitals in Ordinance 3111 as findings. Additionally, Council directed staff to prepare an amendment to the interim regulations that would restore office uses to the list of allowable uses. NOW,THEREFORE, the City Council of the City of Port Townsend, Washington, do ordain as follows: Section 1. Exhibit B, Ordinance 3111, Table 17.18.020 for Mixed-Use C-II (M/U) Zoning District--Permitted, Conditional, and Prohibited Uses, is amended as set forth in Exhibit B. Section 2. Exhibit D, Ordinance 3111, Table 17.20.020 for Commercial C-11 Zoning District—Permitted, Conditional, and Prohibited Uses), is amended as set forth in Exhibit D. Section 3. Exhibit C, Table 17.18.30 for Commercial C-II (M/U) Zoning District—Bulk, Dimensional, and Density Requirements is amended as set forth in Exhibit C. Ordinance 3116 Page 2 of 3 Section 4. Exhibit E, Table 17.20.30 for Commercial C-II Zoning District—Bulk, Dimensional, and Density Requirements, is amended as set forth in Exhibit E. Exhibit A, Ordinance 3111, Howard Street Land Use Map, is unchanged as set forth in Exhibit A. Section 5. Ordinance 3111 and Chapter 17.44 of the Port Townsend Municipal Code are amended by adding a new section,to read as follows: 17.44.125 Interim Office Standards a. Vehicular Access— Shall be from side streets (6th, 7th and 8th Streets) or a rear "backage" alley or road. Vehicular access and curb cuts shall not be permitted from the new Howard/Rainier Street alignment. b. Limitation on Overall Office Development in the Interim Control Area—No more than fifty percent (50%) of the developable area located within each plated block (including rights-of-way attached by means of vacation)that are located within the Interim Control Area(as depicted in Exhibit A of Ordinance 3111) shall be developed for office use including parking and related site development, when such use is exclusive and not a component part of mixed-use development. c. Building Orientation—The front fagade of proposed office uses that are not located within a mixed use development must face the Howard/Rainier Street alignment or perpendicular cross streets. d. Building Location—Proposed office development that is not located within a mixed use development shall have a maximum set back of 20 feet from the proposed Howard/Rainier Street alignment and the adjacent cross street. e. Parking—parking shall be located to the rear or side of proposed office development and shall not be located between the building and the new Howard/Rainier Street or the adjacent cross street. Section 6. All other provisions of Ordinance 3111 remain in full force and effect. Section 7. Severability. If any provision of this ordinance or its application to any person or circumstance is held invalid, the remainder of the ordinance, or the application of the provision to other persons or circumstances, is not affected. Section 8. Publication. This Ordinance shall be published by an approved summary consisting of the title. Ordinance 3116 Page 3 of 3 Section 9. Effective Date and Duration. This Ordinance shall take effect and be in full force and effect five days after publication. Adopted by the City Council of the City of Port Townsend, Washington, at a regular meeting there,,-,, held this 15th day of September, 2014. David King, Mayor Attest: Ap rove s to Form: Joanna Sanders, CMC, City Clerk Steven L. Gross, City Attorney J Ordinance 3116 Exhibit B Page I of 5 Exhibit B Replaces Table 17.18.020 For Commercial C-II(M/U) Mixed Use Zoning Districts Permitted, Conditional and Prohibited Uses Key to table: P= Permitted outright; C= Subject to a conditional use permit; X= Prohibited; N/A= Not applicable DISTRICT C-II(MU) APPLICABLE REGULATIONS/NOTES RESIDENTIAL USES (Mixed with other permitted nonresidential uses) Apartment houses P PTMC 17.18.030, Bulk, dimensional and density requirements; and Ch. 17.36 PTMC, Multifamily Residential Development Standards. Ground floor uses must be commercial. Attached single-family X PTMC-17.18.030, Bulk, dimensional and density requirements. residences(i.e., duplexes, triplexes and fourplexes) Boarding houses (four o P Same as above-. fewer reGmers)and lodging and reeming houses (five or rnere rGemem) Detached single-family X residences Group homes for the X "Group homes"are considered an "essential public facility" under RCW disabled, attached (six or 36.70A.200; "...their siting cannot be precluded by development fewer residents) regulations..."; and PTMC 17.18.030, Bulk, dimensional and density requirements. Multifamily dwellings P Same as abeve.PJMC 17.18.030, Bulk, dimensional and density requirements: and Ch. 17.36 PTMC, Multifamily Residential Development Standards. Ground floor uses must be commercial. Residential treatment C "Group homes"are considered an "essential public facility" under RCW facilities including group 36.M .20Q; "...their siting cannot be precluded by development homes for the disabled regulations..."; and PTMC.1-7.18.030, Bulk, dimensional and density (seven or greater) requirements. Residences above P The Port Townsend Comprehensive Plan identifies this as the commercial uses preferred form of development within mixed use zoning districts. Ordinance 3116 Exhibit B Page 2 of 5 Townhouses or P PTMC '17.18.030, Bulk, dimensional and density requirements; and Ch. rowhouses(zero lot lines) 17.36 PTMC, Multifamily Residential Development Standards. Ground floor uses must be commercial. OFFICE USES Banks P- SMC-1_= ., R Same as abeve-. above.i n-stitutk)a6 P- Sam as p: me as above. II''1°MC 171118,03%,diuRli, &acunsi nM and de nsHy professional CfC iairern-ents. Isnn lioness-arum professiainW O Same as above-. QffiGe6, Offices, P-IC° a ir°na as nsps.ove, e i.cai Veterinary hospitals O Same as above-. COMMERCIAL USES Adult entertainment X facilities Amusement devices, up to P Same as above. five Amusement parks o O Same as above.- Genters Antiq e and gift sales P- Same as above Apparel and accessory P Same as above. If maiority of merchandise for sale is produced on-site. stores AFGade, amusement P- Sameasabove- Art galleries P Same as above. P- ame as above. and farm supp4es-stGnas S Confectioneries P Same as above. If maiority of merchandise for sale is produced on-site. Custom, art and craft work P Same as above. If maiority of merchandise for sale is produced on-site. Ordinance 3116 Exhibit B Page 3 of 5 Education and music P Same as above. studio Food stores and grocery P Same as above. stores Formula retail X See Chapter 1'7.54 PTMC for applicable regulations and definitions. establishments (including formula restaurants) General merchandise P Same a&above. If ma'ority of merchandise for sale is produced on-site _- stores Microbreweries C PTMC.17.18.030, Bulk, dimensional and density requirements. The manufacturing component within any microbrewery located within a mixed use zoning district must be subordinate and accessory to a primary retail use. Office supp R PTMG 17-4-8-. Bulk, darnens'anal and dens' quirernents. equipment Other food services P Same as above. Phaffnades and medical P Same as above- supply steres Restaurants (excluding P Same as above. those with drive-in or drive-through service) Specialty stores P Same as above. If maiQrity of merchandise for sale is produced on-site. COMMERCIAL SERVICE USES Catering establishments P Same as above. ^lir�� R Sarne as above-. Health clubs, dance P Same as above. studios, martial arts studios Laundromats and laundry P Same as above-. seFV Ges P Printing, GoniniefGial R Sarne as above,;- Ordinance 3116 Exhibit B Page 4 of 5 apparel and equipment Small appli P Same as . ACCESSORY USES Accessory buildings and P Same as above. accessory structures TEMPORARY USES Christmas tree sales P Ch. 17.60 PTMC, Temporary Uses. R Same as abGve- medel hGme , Outdoor art and craft P Same as above. shows Retail or service activities P Same as above. conducted out of temporary structures and/or trailers Rummage or other P Same as above. outdoor sales Sidewalk and parking lot P Same as above. sales Yard or garage sales P Same as above. OTHER USES Bowling alleys R Same as above- Child day care centers P Ch. 17.52 PTMC, Child Care Facilities; and PTMC 17.18.030, Bulk, and stand alone dimensional and density requirements. preschools Churches X 17.18,030 Bulk, dimensional and density requirements. Gamily home child rare and in home preGGheels dimensional and density requirements. Home occupations P Ch. 17.56 PTMC, Home Occupations. Personal wireless service N/A Refer to Ch. 17.78 PTMC, Personal Wireless Service Facilities,for list Ordinance 3116 Exhibit B Page 5 of 5 facilities of permitted, conditional and prohibited uses and other substantive requirements Public facilities C PTMC 17.18.030, Bulk, dimensional and density requirements. Radio and television C Such facilities are allowed in all zoning districts subject to PTMC towers 17.18.030, Bulk, dimensional and density requirements, and the conditional use permit requirements of Chapter 17.84 PTMC; however, such facilities are prohibited within the limits of the Port Townsend National Register Historic District, except as provided in applicable Federal Communications Commission rules and regulations. Satellite dishes, P Satellite dishes and antennas shall meet the requirements of PTMC noncommercial, and 17.18.030, Bulk, dimensional and density requirements, except as antennas provided in applicable Federal Communications Commission rules and regulations. Schools C Chapter 18.20 PTMC, Binding Site Plans; and PTMC 17.18.030, Bulk, dimensional and density requirements. Sheltered transit stops P Sheltered transit stops may be required as a condition of development approval for projects which exceed the SEPA categorical exemption I thresholds of WAC 197-11-305. (Ord. 2977§ 1, 2008; Ord. 2916 § 5, 2006; Ord. 2912 §2, 2005; Ord. 2825 §4, 2003; Ord. 2700 §§ 12, 13, 1999; Ord. 2670§§ 3.3, 3.4, 1998; Ord. 2571 §2, 1997). Ordinance 3116 Exhibit C Page 1 of 2 Exhibit C Replaces Table 17.18.030 For Mixed Use C-II(M/U)Zoning District Bulk, Dimensional and Density Requirements DISTRICT C-11/MU MINIMUM LOT SIZE 5,000 sf MINIMUM FRONT YARD None for retail m,W o uses. 25 feet for all other uses unless functionally SETBACKS integrated with on-site retail uses. MAXIMUM FRONT YARD None.20 top axo����su�usetbackforoffice-use3,,. SETBACKS MINIMUM REAR YARD None except: 20 feet if abutting an R-I or R-11 zoning district; 5 feet if abutting SETBACKS an R-III or R-IV zoning district MINIMUM SIDE YARD None except: 10 feet if abutting an R-I or R-11 zoning district; 5 feet if abutting SETBACKS an R-111 or R-IV zoning district MINIMUM NUMBER OF 2 STORIES (in any principal building) MAXIMUM BUILDING 50 feet except: (a) 2 stories, up to 40 feet within 100 feet of an abutting R-I or HEIGHT R-II district; or(b)40 feet if the development has no residential use component and as specified by PTMC 17.46.080, MINIMUM GROUND FLOOR 12 feet CLEAR CEILING HEIGHT MINIMUM BUILDING None FRONTAGE ALONG PRIMARY STREET FRONTAGE All-commercial developments(i.e., no residential component): 0.25 sf of gross floor area per 1 sf of lot area. MAXIMUM FLOOR AREA Mixed-commercial/residential developments:A base floor area ratio of 0.25 sf RATIO of gross floor area per 1 sf of lot area, plus a bonus of 1 sf of gross floor area of nonresidential use for each 1 sf of residential use, up to a maximum floor area ratio of 3 sf of gross floor area per 1 sf of lot area for the project as a whole. MAXIMUM AMOUNT OF ANY None INDIVIDUAL LEASABLE Ordinance 3116 Exhibit C Page 2ofJ COMMERCIAL SPACE* MAXIMUM AMOUNT OF COMMERCIAL FLOOR SPACE 60,000 sf (in any one structure) MAXIMUM HOUSING 24 DENSITY(units per 40,000 (1,666 sf of lot area per unit) square foot area) MINIMUM AVERAGE HOUSING DENSITY None (units per 40,000 square foot MINIMUM OPEN SPACE Minimum open space shall not be less than 10%of total gross floor area; AND TREE CONSERVATION preservation of existing trees, and/or, new trees shall be provided consistent with Chapter 19.06 PTMC, Article III, Standards for Tree Conservation rear y�a *Excluding storage areas which are incidental and subordinate tothe commercial use. Ordinance 3116 Exhibit D Page I of 8 Exhibit D Replaces Table 17.20.020 for Commercial C-11 Zoning District Permitted, Conditional and Prohibited Uses Key to table: P= Permitted outright; C= Subject to a conditional use permit; H = Subject to conditional use requirements for historic structures; X= Prohibited; N/A= Not applicable DISTRICT C-11 APPLICABLE REGULATIONS/NOTES FOOD SERVICE USES Bakeries, retail P PTMC 17.20.030, Bulk, dimensional and density requirements. Confectioneries and artisan P Same as above. cheesemaking Drinking establishments P Same as above. (bars, cocktail lounges, night clubs, and taverns) Microbreweries, P PTMC 17.20.030, Bulk, dimensional and density requirements. microdistilleries and The manufacturing component within any microbrewery, microwineries microdistillery or microwinery located within a mixed use zoning district must be subordinate and accessory to a primary retail use. Other food service P PTMC 17.20.030, Bulk, dimensional and density requirements.A establishments including manufacturing component may be permitted within any such use; coffee houses, provided, that it is subordinate and accessory to a primary retail delicatessens, ice cream use (e.g., coffee roasting, meat curing, etc.).Within the C-11(H) parlors,juice bars, etc. zoning district, food service uses must be subordinate and accessory to a medical services establishment. Restaurants with drive-in or P PTMC 17.20.030, Bulk, dimensional and density requirements. drive-through service Restaurants without drive-in P PTMC 17.20.030, Bulk, dimensional and density requirements. or drive-through MANUFACTURING USES Ordinance 3116 Exhibit D Page 2 of 8 Apparel and other related C PTIVIC 17.20.030, Bulk, dimensional and density requirements; products manufacture and PTIVIC 17.84.060, Additional approval criteria–Conditional uses assembly in historic commercial structures. Boat P- Limited to-13kwA&A-and 93 of the 0 nal towns*te of Po maintenanGe-an"tGrage T-Gw serail� Electrical and electronic C Same as above. goods manufacture and assembly FU91--gGMge-faei4itie6 G Same as abov---. Furniture and fixtures C Same as above. manufacture and assembly Computer equipment C Same as above. manufacture and assembly Custom, art and craft work C Same as above. Medical and optic goods C Same as above. manufacture and assembly Printing, noncommercial P PTMC,17.20.030, Bulk, dimensional and density requirements. Mini storages and G Same as above.. miR' warehouses Welding and fabrication C Same as above. Wholesaling G Same as above. OFFICE USES Banks P Same as abov,-- BUSiReSS serViGeS P- Same as above. PnanGial institutions P- Same as above. Offices, PIP Same as abo nal)-ove. prefessionalQffice, bus�iness amljqrodesaiona�� OffiGes, mediGal Ofl'tes, P-P Same as abo n�-c, Veteri.— 6pitals P- ag RECREATIONAL AND CULTURAL USES Ordinance 3116 Exhibit D Page 3 of 8 Amusement devices, up to P Same as above. five 4 '_Fks-ofG Same-as-above- seaters AFGade, amusement P Same as above- Art galleries P Same as above. alleys P Same as above. Health clubs, dance studios, P Same as above. martial arts studios Libraries G Same as above-. Museums G Same as above-. Recreation, commercial P Same as above. Stadiums, arenas and P Same as above. assembly halls Theaters, not including P Same as above. drive-ins RESIDENTIAL USES Apartment houses P PTMC 17.20.030, Bulk, density and dimensional requirements; and Chapter 17.36 PTMC, Multifamily Residential Development Standards, and permitted on upper floors only. Boarding houses (six or P Same as above. fewer roomers) and lodging and rooming houses (seven or more roomers) Homeless shelters C PTMC 17,20.030, Bulk, dimensional and density requirements. The director may authorize a waiver of the basic permit fee. Multifamily dwellings P PTMC 17.20.030, Bulk, density and dimensional requirements; and Chapter 17.36 PTMC, Multifamily Residential Development Standards, and permitted on upper floors only. Owner/operator residences P PTMC 17.20.030, Bulk, dimensional and density requirements; such uses shall only be allowed if clearly subordinate and accessory to a primary commercial use and permitted on upper floors only. Ordinance 3116 Exhibit D Page 4 of 8 Residential treatment X PTMC 17.20.030, Bulk, dimensional and density requirements. facilities COMMERCIAL USES Adult entertainment facilities X Adult entertainment facilities may be located only in the downtown C-III zoning district, south of Jefferson Street. Within the downtown C-III zoning district, adult entertainment facilities may not be located within 150 feet from any existing school as defined by PTMC 17.08.060, Definitions; day care center; Pope Marine Park, skateboard park or Memorial Field;or another existing adult entertainment facility(measured from the closest points of the uses in question). COMMERCIAL RETAIL USES ARtique and gift sales- R PTMC 17.20.030, Bulk, dimensional and density requirements. Apparel and accessory P Same as above. If majority of merchandise for sale is produced stores on-site- Automobile . er used Beat sales and rentals P- Sameas above- Building . and-fanrn supplies stores GenveRienGe stores P- Same as . Farmer's markets P Same as above. Flea markets P Same as above. Food stores and grocery P Same as above. stores Formula retail P; except See Chapter 17.54 PTMC for applicable regulations and establishments(including X within definitions. Formula retail establishments are prohibited within formula restaurants) historic the Port Townsend historic overlay district. overlay district Ordinance 3116 Exhibit D Page 5 of 8 Furniture; nn home P- Same as above. If maiority of merchandise for sale is produced furnishings, and appliaeGe n- i . steres General merchandise stores P Same as above. If maiority of merchandise for sale is produced n- i . Mobile, FnanufaGtUred and P- Same as . Meter vehiGle sales P- RA ;+hm 1 Gies . Offf6pe supplies and P e�k�ipr+leRt above- supply -steF s Plant nurseries landSGa lnn P- Same as above- materials, greenhouses fG0MR Regional retail X All uses permitted in the C-II district are permitted so long as the establishments structure and use meet the definition for"regional retail." Specialty stores P PTMC 17.20.030, Bulk, dimensional and density requirements. If maiority of merchandise for sale is produced on-site. SERVICE USES, HEALTH Hospitals X PTMC 17.20.030, Bulk, dimensional and density requirements. Preferred uses in this district are medical related. Massage GliniG OF GeRteF P- Same as abevc Nursing, rest or X Same as above. convalescent homes SERVICE USES, LODGING Apartment hotels X Same as above. Bed and breakfast inns X Same as above. Hotels/motels, hostels P Same as above. Lodging houses X Same as above. Ordinance 3116 Exhibit D Page 6 of 8 Tourist homes X Same as above. PERSONAL SERVICE USES Child day care centers, P Chapter 17.52 PTMC, Child Care Facilities; and PTMC preschools 17.20.030, Bulk, dimensional and density requirements. Family home nhild rare anrd P Permitted only when nnnUrrinn in the residenGe where the n herne pFeGGheels primary provider lives, see definitiGR in Ch. 17.08 PTA.AG and Gh. 17.62 TMG Child Care FaGl�ties. Funeral parlors and P- PT11AC 1.7.20.0&7(1 (1Z(1 B lk dimensional and density requirements. r��vr�T�i—co dimensional mort,iariec ' MWRdre ats Qcc ea R Same-asv--above- Other personal ceNines P Same as above- SERVICE USES, MISCELLANEOUS above.Automobile FeRtal agenGies- P- Same as aiFP- Same as above. establishment miner repair Sar-washes P Same as above- Catering Catering establishments P Same as above. Colleges and universities C Same as above. (public or private)without students in residence Equipment rental seniiGer RSame as above-. 69M n;eF6fal Mini storages and P- Same as above-. above.rnwnw warehouses PFiRtiRg, GGmmeFGiaI P- Same as above Rad'o and television stud P- Same as Schools, commercial P Same as above. Ordinance 3116 Exhibit D Page 7 of 8 Seap.fig-e stations, autom P- Same as abew-- and marane SeNiGing of peFsonal P- Sarne as above- apparel and equipment Small applianGe repair ��hh������ P- Same as abeve ShGPS P- Same as ab reGFeatmenal vehinle renta4 PUBLIC FACILITY USES Electrical distribution C Same as above. substations Municipal improvements P Same as above. OffiGes, geveMment P- Same as . Recycling facilities, minor P Same as above. Stormwater retention, P Same as above. detention, and treatment facilities Telephoneovnhnnno P abov- TEMPORARYUSES ( pts 17 h`(1 DTMG T porpJUses; and DTMG 17'�_(0)1 Bulk, m dimensional and rl`ensiifi`'i�`r^cquircmcnts Christmas tree sales P Same as above. Garn*vaIG/GiFGUses P- San1ei-roc-Rs Rhhvr� Outdoor art and craft sales P Same as above. Parking lot/sidewalk sales P Same as above. Rummage sales P Same as above. Retail or service activities P Same as above. conducted out of temporary structures and/or trailers Swap meets P Same as above. OTHER USES Ordinance 3116 Exhibit D Page 8 of 8 Accessory buildings and P Same as above. structures Ghi�rnhes P- C;.mc As Ahni Conference centers P Same as above. DGGks and piers fe P- Same as abevc plea6uFe Gr-a# Ferry Iandi 9a P RR Abol Fraternal GFgaRLmatk)Rs P- Same as . Garage, public parking P Same as above. Personal wireless service N/A Refer to Chapter 17.78 PTMC, Personal Wireless Service facilities Facilities, for list of permitted, conditional and prohibited uses and other substantive requirements. Radio and television towers C Such facilities are allowed in all zoning districts subject to the conditional use permit requirements of Chapter 17.84 PTMC; however, such facilities are prohibited within the limits of the Port Townsend National Register Historic District; and PTMC 17.20.030, Bulk, dimensional and density requirements, except as provided in applicable Federal Communications Commission rules and regulations. Satellite dishes, P Satellite dishes and antennas shall meet the requirements of noncommercial, and PTMC 17.20.030, Bulk, dimension and density requirements, antennas except as provided in applicable Federal Communications Commission rules and regulations. (Ord. 3035§§ 3, 6, 2010; Ord. 2982§ 1, 2008; Ord. 2977 § 1, 2008; Ord. 2924§ 1, 2006; Ord. 2916§ 3, 2006; Ord. 2912 § 3, 2005; Ord. 2825§4, 2003; Ord. 2782 §4, 2001; Ord. 2716§4.7, 1999; Ord. 2700 §§ 15, 16, 1999; Ord. 2599§2, 1997; Ord. 2571 §2, 1997). Ordinance 3116 Exhibit E Exhibit Replaces Table 17.20.30 for Commercial C'||Zoning District Bulk, Dimensional and Density Requirements DISTRICT C-11 RESIDENTIAL Residences allowed above the ground floor, or as part of a development REQUIREMENTS combining residential with commercial uses where permitted by the shoreline master program, subject to the requirements below MINIMUM LOT SIZE 5,000 sf FRONT YARD SETBACKS NoneJorneta—'iland,office�uses. 25 feet for all other uses unless funct-on-ally integrat d with on-site retail uses.. 20 in ixirnurn Ck"JQ'i""frice"u, REAR YARD SETBACKS None unless contiguous with an R-1, R-11 or R-111 zoning district, then 15 feet, or 20 feet if building height is>20 feet SIDE YARD SETBACKS None unless contiguous with an R-1, R-11 or R-111 zone, then 15 feet, or 20 feet if building height is> 20 feet MAXIMUM GROUND FLOOR 40,000 sf AREA, (in any one structure) MAXIMUM GROSS FLOOR 60,000 sf AREA MAXIMUM BUILDING 40 feet if more than 2 stories but limited to no more than 3 stories and as HEIGHT specified by PTMC 17.46.080 MINIMUM GROUND FLOOR 12 feet if structure is 2 or more stories CEILING HEIGHT MAXIMUM FENCE HEIGHT2 8 feet, unless otherwise authorized through applicable design review process TREE CONSERVATION Preservation of existing trees, and/or, new trees shall be provided consistent with Chapter 19.06 PTMC, Article 111, Standards for Tree Conservation Mar y�q ` K8u|dp|e structures on a single property orreviewed as a single development proposal may not be attached to exceed 40,000 square feet ground floor area. Such multiple structures must be separated by the minimum separation standards as established by PTMC 17.44.040 when their combined ground floor area exceeds 4O.000square feet. " Maximum fence heights apply only within any required front, side, or rear setback area or along the edge of any required yard. Fences over six feet and retaining walls may require a building permit.