§ 17.72.120. Staking and flagging (silhouettes) for new construction and additions to buildings.

A.

Staking and flagging (silhouettes) is a useful planning tool to evaluate the mass and bulk of a proposed project/building as well as for evaluating potential view impacts from surrounding properties/buildings. In residential districts, silhouettes are mandatory for the following:

1.

Second story additions inclusive of second story additions to an existing two-story home;

2.

First story additions in view-sensitive areas where a neighbor's view may be impacted;

3.

Increases in roof ridge height from what is existing;

4.

New homes on vacant lots; and

5.

Any other circumstance where it is determined that a silhouette would assist a neighboring party, the planning director or his/her designee, the planning commission, and/or the city council in evaluating concerns related to views and/or mass and bulk of a proposed project.

B.

All silhouettes must be certified by a licensed land surveyor or civil engineer using the form available from the planning department and should be erected early in the planning process to assist in project evaluation. Specific requirements on how to construct a silhouette are also available from the planning department.

C.

A silhouette must be erected and certified at least fourteen days prior to the planning commission hearing date and remain in place at least through the appeal period (twenty days). If the project is appealed to city council, then the silhouette must remain in place until which time the city council has rendered a decision. Once a decision has been made and/or the appeal period has expired, the silhouette must be removed within fourteen days. In the event that a project has been continued for further revisions, the silhouette may remain in place for up to sixty days, unless good cause can be shown that the silhouette should remain for a longer period of time, as determined by the planning director, for the purposes of modifying and re-certifying the existing silhouette for a revised project.

D.

In nonresidential districts, silhouettes may be required as determined by the planning director, planning commission, and/or city council during project review.

(Ord. No. 668, § 1, 10-12-2010)